Harrell Home Inspection, Inc.

4155 Hwy. 29, # 8187
Lilburn, Ga. 30047
(770)- 978-7858

Client
Mr. and Mrs. Priority Customer

Home
1234 America Ln.
Atlanta, GA 30000

Real Estate Agent

Report ID:
Home is 4 years old

Inspection Date
Monday, January 26, 2004

Inspected By
Russell Harrell, A.S.H.I.#111972, Code Certified # 5186438-R5

SUMMARY

Harrell Home Inspection, Inc. 4155 Hwy. 29, # 8187 Lilburn, Ga. 30047 (770)- 978-7858
Client Mr. and Mrs. Priority Customer
Home 1234 America Ln. Atlanta, GA 30000

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitabilty of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequent observation.

This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home.

This Summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

STRUCTURAL COMPONENTS

1.4 WALLS (Structural)
Major Point Of Concern, Inspected, Repair or Replace
Severe termite damage to at least 8 linear feet of the wall sill plate, under the left exterior wall. the entire length of the sill plate needs to be replaced. This sill plate carries the entire weight of the exterior wall.

1.5 COLUMNS OR PIERS
Major Point Of Concern, Inspected, Repair or Replace
Half of the footing is eroded away under the foundation pier nearest the basement toilet. Consult a piering contractor for replacement of the footing.

EXTERIOR

2.3 BRICK VENEER
Major Point Of Concern, Inspected, Repair or Replace
Steel lintel not installed over the right elevation window. (2000 I.R.C. code # R703.7.3 & 1995 C.A.B.O. code # 703.7.1 states that veneer above openings shall be supported on lintels of non-combustible materials...)

2.10 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
Major Point Of Concern, Inspected, Repair or Replace
Negative slope towards the front of the home, to the left of the front porch. This area does not appear to drain water away from home and needs landscaping and drainage corrected. Soil should drain away from the foundation. (2000 I.R.C. code # R401.3 & 1995 C.A.B.O. # 401.3 require 6 inches of fall within 10 feet of the foundation.)

INTERIORS

8.7 WINDOWS (REPRESENTATIVE NUMBER)
Major Point Of Concern, Inspected, Repair or Replace
Non tempered window glass within sixty inches of the master bathtub drain.

INSULATION AND VENTILATION

9.1 VENTILATION OF ATTIC AND FOUNDATION AREAS
Major Point Of Concern, Inspected, Repair or Replace
Insufficient attic ventilation. (2000 I.R.C. code # R806.2 & 1995 C.A.B.O. code # 806.2 require at least 1 square foot of ventilation area per 150 square feet of attic space, with at least 50% of the vents located in the upper portion of the attic...)

Harrell Home Inspection, Inc.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the client(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

Harrell Home Inspection, Inc.

STRUCTURAL COMPONENTS

		M	I	NI	NP	R	Discoveries
1.0	FOUNDATIONS		x
1.1	FOUNDATION FOOTING DRAIN OPENINGS		x
1.2	FLOORS		x
1.3	GIRDERS OR BEAMS		x
1.4	WALLS (Structural)	x	x			x
1.5	COLUMNS OR PIERS	x	x			x
1.6	CEILINGS (structural)		x
1.7	ROOF STRUCTURE AND ATTIC		x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials
FOUNDATION:
POURED CONCRETE
BASEMENT

FLOOR STRUCTURE:
ENGINERED FLOOR TRUSS
NOT FULLY VISIBLE
OSB SUBFLOOR
WOOD AND STEEL FLITCH PLATE

WALL STRUCTURE:
WOOD
2 X 6 WOOD

WALL SHEATHING:
NOT VISIBLE

COLUMNS OR PIERS:
WOOD PIERS

CEILING STRUCTURE:
NOT VISIBLE

ROOF STRUCTURE:
ENGINEERED WOOD TRUSS
LATERAL BRACING
DIAGONAL BRACING
OSB DECKING
2x4 TRUSS CHORDS AND WEBS

ROOF-TYPE:
HIP
SHED

Comments:

Picture 1

Picture 2

1.4 Severe termite damage to at least 8 linear feet of the wall sill plate, under the left exterior wall. the entire length of the sill plate needs to be replaced. This sill plate carries the entire weight of the exterior wall.

Picture 1

Picture 2

1.5 Half of the footing is eroded away under the foundation pier nearest the basement toilet. Consult a piering contractor for replacement of the footing.

EXTERIOR

		M	I	NI	NP	R	Discoveries
2.0	SIDING AND TRIM		x			x
2.1	PAINT CONDITION		x
2.2	BRICK VENEER		x			x
2.3	BRICK VENEER	x	x			x
2.4	BRICK VENEER		x			x
2.5	DOORS (Exterior)		x			x
2.6	WINDOWS		x
2.7	GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)		x
2.8	GARAGE DOOR		x
2.9	DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS		x
2.10	VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)	x	x			x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials
SIDING MATERIAL:
CEMENT-FIBER
FULL BRICK
BRICK VENEER

EXTERIOR ENTRY DOORS:
WOOD
SOLID CORE
METAL
FRENCH

WINDOW TYPES:
THERMAL/INSULATED
DOUBLE-HUNG
STATIONARY/FIXED
WOOD

APPURTENANCE:
DECK WITH STEPS
SIDEWALK
FRONT STOOP

OPENER MANUFACTURER:
GENIE

GARAGE DOOR MATERIAL:
METAL
ALUMINUM

TYPE:
ONE AUTOMATIC

DRIVEWAY:
CONCRETE

DECK FLASHING SEEN:
YES

DECK BOLTED TO HOME:
YES

Comments:

Picture 1

Picture 2

2.0 Replace broken siding board on the rear of the home, next to the basement doors.

2.1 Paint coat is decent on all exterior wood trim.

Picture 1	Picture 2
Picture 3

2.2 I cannot verify if the second story brick veneer rests directly on the wood frame roof sections, or on steel lintel supports, at the areas viewed in the photos.
Exterior masonry veneer cannot bear directly on top of wood frame construction, unless the veneer weighs less than 40 pounds per square foot. ( 2000 I.R.C. code # R703.7.2 & 1995 C.A.B.O. code # 703.7) Non-combustible lintel (steel), or masonry support is needed.

2.3 Steel lintel not installed over the right elevation window. (2000 I.R.C. code # R703.7.3 & 1995 C.A.B.O. code # 703.7.1 states that veneer above openings shall be supported on lintels of non-combustible materials...)

2.4 Patch all brick settlement cracks under the sunroom windows, to avoid water penetration.

2.5 Replace the rotted garage door trim as seen in the photo.

2.7 Garage Door will reverse when met with resistance.

2.10 Negative slope towards the front of the home, to the left of the front porch. This area does not appear to drain water away from home and needs landscaping and drainage corrected. Soil should drain away from the foundation. (2000 I.R.C. code # R401.3 & 1995 C.A.B.O. # 401.3 require 6 inches of fall within 10 feet of the foundation.)

ROOFING

		M	I	NI	NP	R	Discoveries
3.0	ROOF COVERINGS		x
3.1	FLASHINGS		x			x
3.2	ROOF FELT			x
3.3	SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS		x
3.4	ROOFING DRAINAGE SYSTEMS		x
3.5	EAVES, SOFFITS AND FASCIAS		x			x
3.6	ATTIC STAIRS		x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials
ROOF COVERING:
3-TAB FIBERGLASS
METAL
ARCHITECTURAL

VIEWED ROOF COVERING FROM:
GROUND
LADDER

CHIMNEY (exterior):
CEMENT FIBER

GUTTERS:
ALUMINUM

SHINGLE AGE:
4 YEARS OLD

ROOF FELT SEEN:
PARTIALLY

Comments:
3.0 Proper sealing of roof toeboard nail holes is unknown, monitor for evidence of improper sealing or leaking. No leaking seen today. Have builder verify that the roof toeboard nail holes were sealed under the shingle holes, with roof cement or silicone.

3.1 Temporary roof cement patches noted on chimney flashing .

3.2 Roof felt not seen under lower shingle edges, as viewed.

Picture 1

Picture 2

3.5 Replace the rotted porch roof soffit under the right corner of the side stoop roof.

PLUMBING SYSTEM

		M	I	NI	NP	R	Discoveries
4.0	SUPPLY PLUMBING AND FIXTURES		x			x
4.1	WASTE AND DRAIN LINES		x
4.2	MAIN WATER SHUT-OFF DEVICE (Describe location)		x
4.3	SHOWER PAN		x
4.4	WATER METER		x
4.5	WATER HEATER		x			x
4.6	PLUMBING VENTS		x
4.7	WHIRLPOOL		x
4.8	WASHING MACHINE DRAIN			x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials
MAIN WATER SHUTOFF AT:
METER
BASEMENT

PRESSURE REGULATOR:
YES

WATER SOURCE:
PUBLIC

PLUMBING SERVICE:
NOT VISIBLE

INTERIOR SUPPLY:
COPPER
PEX

PLUMBING WASTE:
PVC

PUBLIC SEWER:
YES

WATER HEATER POWER SOURCE:
GAS (QUICK RECOVERY)

CAPACITY:
50 GAL (2-3 PEOPLE)

MANUFACTURER:
RHEEM

AGE:
4 YEARS

NUMBER OF TANKS:
1

THERMAL EXPANSION DEVICE LOCATED:
NOT LOCATED

ELECTRICAL BONDING WIRE SEEN OVER WATER HEATER:
YES

Comments:

4.0 The supply water lines need to be insulated in the unfinished basement. The pipes could freeze.

4.2 The main shut-off is the blue knob beside the water heater (For your info).

4.3 Shower pan was run for 20 minutes and filled with 2 inches of water. No evidence of leaks found underneath.

4.5 Thermal expansion device not located over the water heater. (I.R.C. 2000 code # P2903.4 & C.A.B.O. 1995 code # 3403.3)

4.8 The laundry machines not tested.

ELECTRICAL SYSTEMS

		M	I	NI	NP	R	Discoveries
5.0	SERVICE ENTRANCE CONDUCTORS		x
5.1	LOCATION OF MAIN AND DISTRIBUTION PANELS		x
5.2	SERVICE AND GROUNDING EQUIPMENT, MAIN DISCONNECT, MAIN AND DISTRIBUTION PANEL BOXES		x
5.3	BREAKERS, FUSES, OR OTHER OVERCURRENT PROTECTION AND INTERIOR WIRING ISSUES		x
5.4	BATHROOM, GARAGE, AND EXTERIOR OUTLET RECEPTACLE ISSUES		x
5.5	INTERIOR OUTLETS, CONNECTED DEVICES, AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)		x
5.6	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)		x
5.7	SMOKE DETECTORS			x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials
SERVICE CONDUCTORS:
BELOW GROUND
ALUMINUM
220 VOLTS

PANEL CAPACITY AND SERVICE SIZE:
200 AMP

PANEL TYPE:
BREAKERS

SUBPANEL LOCATION:
BASEMENT

BRANCH WIRE 15 and 20 AMP:
COPPER

220 VOLT CIRCUITS:
ALUMINUM
COPPER
MULTI-STRAND
NOT FULLY VISIBLE

WIRING METHODS:
GROUNDED ROMEX

MAIN PANEL BOX COVER REMOVED:
YES

MAIN DISCONNECT LOCATION:
OUTSIDE AT METER

BEDROOM CIRCUITS ON ARC FAULT BREAKERS:
NO

GFI CIRCUITS LOCATED IN:
GARAGE
BATHROOMS
KITCHEN
OUTSIDE
WHIRLPOOL
BASEMENT

GROUND WIRE CONNECTED TO:
OUTSIDE ROD (2)

CIRCUITS LABELED IN THE MAIN BOX:
YES

Comments:

5.1 Main panel box is located at basement.

5.2 The main power disconnect is outside at the electric meter. F.Y.I.

HEATING

		M	I	NI	NP	R	Discoveries
6.0	HEATING EQUIPMENT		x
6.1	THERMOSTAT(S)		x
6.2	AUTOMATIC SAFETY CONTROLS		x
6.3	FLUES AND VENTS		x			x
6.4	HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)		x
6.5	AIR DUCT AIRFLOW TEMPERATURES		x
6.6	COMBUSTION AIR		x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials
HEAT TYPE:
HEAT PUMP (FORCED AIR)
FORCED AIR

ENERGY SOURCE:
GAS
ELECTRIC

NUMBER OF HEAT SYSTEMS (excluding wood):
THREE

HEAT SYSTEM BRAND:
GOODMAN
TRANE

DUCTWORK:
INSULATED
FLEX

FILTER TYPE:
DISPOSABLE

FILTER SIZE:
16x16

FILTER CONDITION:
DIRTY

FURNACE SIZE:
100000 BTU HR
80000 BTU HR

FURNACE AGE:
1999

CHECKED FOR CARBON MONOXIDE:
YES

Comments:

6.3 The flue pipe cannot touch the flammable plastic pipes in the basement, next to the furnace.

CENTRAL AIR CONDITIONING

		M	I	NI	NP	R	Discoveries
7.0	COOLING AND AIR HANDLER EQUIPMENT		x
7.1	THERMOSTAT(S)		x
7.2	DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)		x
7.3	AIRDUCT AIRFLOW TEMPERATURES		x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials
COOLING EQUIPMENT TYPE:
AIR CONDITIONER UNIT

CENTRAL AIR MANUFACTURER:
GOODMAN
TRANE

COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY

NUMBER OF A/C UNITS:
THREE

A/C FLOOR AND SIZE:
FIRST FLOOR - 3 TONS
SECOND FLOOR - 2 TONS
BASEMENT - 1.5 TONS OR LARGER

FIRST FLOOR A/C UNIT AGE:
4 YEARS

SECOND FLOOR A/C UNIT AGE:
4 YEARS

BASEMENT A/C UNIT AGE:
1 YEAR

FIRST FLOOR AC UNIT BREAKER/FUSE SIZE:
30 AMPS

SECOND FLOOR AC UNIT BREAKER/FUSE SIZE:
30 AMPS

FIRST FLOOR AC DIFFERENTIALS:
MORE THAN 15 DEGREES

SECOND FLOOR AC DIFFERENTIALS:
MORE THAN 15 DEGREES

INTERIORS

		M	I	NI	NP	R	Discoveries
8.0	CEILINGS		x
8.1	WALLS		x
8.2	WALLS		x
8.3	FLOORS		x
8.4	STEPS, STAIRWAYS, BALCONIES AND RAILINGS		x
8.5	COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS		x
8.6	DOORS (REPRESENTATIVE NUMBER)		x			x
8.7	WINDOWS (REPRESENTATIVE NUMBER)	x	x			x
8.8	FIREPLACES AND CHIMNEYS		x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials
CEILING MATERIALS:
SHEETROCK

WALL MATERIAL:
SHEETROCK

FLOOR COVERING(S):
CARPET
TILE
VINYL
WOOD

INTERIOR DOORS:
HOLLOW CORE
MASONITE
RAISED PANEL

TYPES OF FIREPLACES:
PREFABRICATED

OPERABLE FIREPLACES:
ONE

GAS STARTER FUNCTIONED:
YES

Comments:
8.2 Most walls and ceilings in finished basement are covered and structural members are not visible. No obvious problems discovered. We could not see behind these coverings.

8.6 Master shower stall door not latching fully shut.

8.7 Non tempered window glass within sixty inches of the master bathtub drain.

8.8 Fireplace flue needs.cleaning, due to creosote buildup in the flue.

INSULATION AND VENTILATION

		M	I	NI	NP	R	Discoveries
9.0	INSULATION AND VAPOR RETARDERS (in unfinished spaces)		x
9.1	VENTILATION OF ATTIC AND FOUNDATION AREAS	x	x			x
9.2	VENTING SYSTEMS (Kitchens, baths and laundry)		x
9.3	VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)		x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials
ATTIC INSULATION:
BLOWN
FIBERGLASS

R- VALUE:
R-30 OR BETTER

VENTILATION:
SOFFIT VENTS

DRYER POWER SOURCE:
22O ELECTRIC

Comments:

9.1 Insufficient attic ventilation. (2000 I.R.C. code # R806.2 & 1995 C.A.B.O. code # 806.2 require at least 1 square foot of ventilation area per 150 square feet of attic space, with at least 50% of the vents located in the upper portion of the attic...)

BUILT-IN KITCHEN APPLIANCES

		M	I	NI	NP	R	Discoveries
10.0	DISHWASHER		x
10.1	RANGES/OVENS/COOKTOPS		x
10.2	RANGE HOOD		x
10.3	FOOD WASTE DISPOSER		x
10.4	MICROWAVE COOKING EQUIPMENT		x
10.5	REFRIGERATOR		x
		M	I	NI	NP	R	Discoveries

M=Major Point Of Concern, I=Inspected, NI=Not Inspected, NP=Not Present, R=Repair or Replace

Styles & Materials

Comments:
10.0 Dishwasher not attached to the underside of the countertop. The unit is not stabilized.

Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2003 : Licensed To Russell Harrell

Harrell Home Inspection, Inc.

4155 Hwy. 29, # 8187Lilburn, Ga. 30047(770)- 978-7858

SUMMARY

STRUCTURAL COMPONENTS

EXTERIOR

ROOFING

PLUMBING SYSTEM

ELECTRICAL SYSTEMS

HEATING

CENTRAL AIR CONDITIONING

INTERIORS

INSULATION AND VENTILATION

BUILT-IN KITCHEN APPLIANCES

4155 Hwy. 29, # 8187
Lilburn, Ga. 30047
(770)- 978-7858