P.O. Box 350 / AmeriSpec Inspection Services / Justin Spinks · FAILURE: Items in the home can and...

AmeriSpec Inspection ServicesP.O. Box 350

Loganville, GA 30052770-935-4990

www.Amerispec.biz

Doc #: 201810-14686 Inspector: Justin SpinksDate: 10/15/2018Dwelling Address: P.O. Box 350

Loganville GA 30052Client Name: Sample ReportClient's Agent:

We attempt to give the client a comprehensive, clear-cut, unbiased view of the home. The purpose of this inspection is toidentify 'MAJOR' problems associated with the property being purchased or sold, although minor items may also bementioned. Areas, which may be of concern to us, may not be of concern to the client and some items, which may be ofconcern to the client, may be considered minor to us. Therefore, it is advisable to read the entire report. Where repairs orreplacements are suggested, we recommend licensed professionals in that field be called upon to make those repairs. Wecan perform verification of repairs to ensure repairs or corrections were made and also advise the client to obtain allpaperwork from professionals concerning the work performed. These professionals will be happy to provide you with writtenstatements concerning their work. We further recommend maintaining all paperwork on repairs for future reference. FUTUREFAILURE: Items in the home can and do experience failure without prior indications. This report is a snap shot of thecondition of the home at the time of inspection. We cannot determine if or when an item will experience failure. Therefore, wecannot be held responsible for future failure. Carbon monoxide and smoke detectors have been proven to save lives. Clientis advised to install carbon monoxide and smoke detectors if not already present in home. Suggest consulting with your localmunicipality and manufacture specifications as to the proper location and installation of these units.

10/15/2018 P.O. Box 350 of 51AmeriSpec Inspection Services

AmeriSpec Home Inspection ServiceThis is a Confidential Report prepared for client only. Any Use by Unauthorized Persons Prohibited © 2017 AmeriSpec, Inc. AmeriSpec is a registered

trademark of AmeriSpec, Inc. AmeriSpec services provided by independently owned and operated franchise offices.

TABLE OF CONTENTS

Cover Page.................................................................1

Table of Contents ........................................................3

Intro Page ...................................................................4

1 Exterior.....................................................................6

2 Roof System ..........................................................12

3 Garage / Carport ....................................................13

4 Chimney.................................................................17

5 Structural Components ..........................................18

6 Plumbing System...................................................20

7 Electrical System ...................................................22

8 Heating System......................................................24

9 Air Conditioning System.........................................26

10 Water Heater........................................................29

11 Kitchen and Built-in Appliances............................30

12 Bathroom(s) .........................................................32

13 Laundry Area .......................................................37

14 Interior Rooms and Areas ....................................38

15 Bedroom(s) ..........................................................43

16 Attic ......................................................................45

Summary...................................................................47




DEFINITION OF TERMS

Please take the time to analyze the following pages contained herein. This is your complete inspection report and must bereviewed carefully. Below is an index of the ratings used in this report.

SERVICEABLE (S) = The items inspected appeared to function normally at time of inspection.

Not Applicable (N/A) = The item(s) do not apply to this property.

NOT PRESENT (NP) = The item was not present at the time of inspection.

NOT INSPECTED (NI) = The item was not inspected due to inaccessibility, personal items, temperature, weather conditionsor the item is not within the scope of the inspection.

NOT OPERATED (NO) = The system or component was not operated due inaccessibility, temperature, weather conditionsor the item is not within the scope of the inspection.

REVIEW (R) = The item was inspected and found to have deficiencies, was operating or installed incorrectly, is a possiblehealth, fire, safety concern or in the inspector's opinion at or near the end of its useful life. Items with the heading 'Review'will appear in the 'Summary Report'. All recommend repairs or replacements should be performed by a qualified and/orlicensed contractor prior to close.

The inspector is unable to determine the period of time this house has been unoccupied. Major systems were reviewedduring the home inspection. Plumbing related fixtures, appliances and piping systems were reviewed for appropriate functionand leaks, as applicable, at visible areas. However; due to non-use of plumbing and other major systems for a period of timeit is important that these systems be reviewed during your final walk-through prior to closing and closely monitored for a fewmonths after occupancy for evidence of leaks and other problems. We also suggest monitoring visible areas of sub-flooring,under showers, commodes and tubs for wet conditions during this same period.




GENERAL CONDITIONS

Type of building:Single Family (2 story)

In Attendance:Client

Approximate age of building:15 to 20 Years

Occupancy:Vacant

Utilities ON/OFF:All utilities were on at the time of inspection.

Temperature:80 degrees (F)

Weather:Clear

Ground/Soil surface condition:Dry

Rain in last 3 days:Yes

Start Time:Start Time: 2:00 PM

Finish Time:Finish Time: 5:00 PM




1. Exterior

Our exterior evaluation is visual in nature and is based on our experience and understanding of common building methods and materials. Ourreview does not take into consideration the normal wear associated with virtually all properties. Exterior surfaces should be kept well painted,stained or sealed to prevent deterioration. Grading & adjacent surfaces should be maintained and pitched away from the foundation to reducethe chances of water infiltration.

Styles & MaterialsDriveway:

ConcreteWalkways:

ConcreteExterior Wall Cladding:

Vinyl SidingStone

Exterior Entry Doors:Metal Clad

Windows and Frames:Single-hungDouble Glazed/Insulated

Trim:Vinyl

Lot / Grade Drainage:Minor Slope

Items1.0 Driveways

Comments: Comments




Common cracks observed, primarily a cosmetic concern. We suggest sealing all cracks in concrete/asphalt/bricksurfaces to prevent water penetration as a routine maintenance effort.

1.1 WalkwaysComments: CommentsCommon cracks observed, primarily a cosmetic concern. We suggest sealing all cracks in concrete/asphalt/bricksurfaces to prevent water penetration as a routine maintenance effort.

1.2 Exterior Wall CladdingComments: Comments(1) Siding on this home is covered with vinyl. The inspector is unable to view the condition of covered areas. It isimportant to keep siding well caulked and sealed to prevent moisture penetration.




(2) Minor damage to the vinyl siding observed at rear of home. Damage appears to be primarily cosmetic. Suggestreview by a qualified contractor for repairs or replacement as needed.

(3) Some of the stones at the front of home are damaged/missing. Recommend repair or replacement as needed.

1.3 Trim, Eaves, Soffits and FasciasComments: ServiceableTrim on this home is covered with vinyl. The inspector is unable to view the condition of covered areas.

1.4 Windows & FramesComments: ServiceableDouble glazed insulated windows observed in the home. The inspector is unable to determine if all double glazedinsulated windows in this property are completely intact and without compromised seals. Conditions indicating a brokenseal are not always visible or present and may not be apparent or visible at the time of inspection. Changing conditionssuch as temperature, humidity, and lighting limit the ability of the inspector to visually review these windows for brokenseals. For more complete information on the condition of all double glazed windows, consult the seller prior to closing.

1.5 Doors (Exterior)Comments: Review(1) Door does not latch properly at the rear entry door, adjustments or repairs are needed.(2) Strike plate at the basement door is damaged and causing the door to not close properly. Recommend repair orreplacement as needed to ensure proper operation.

1.6 Fences and GatesComments: Serviceable

1.7 Electrical (exterior)Comments: Review




Weatherproof cover at rear of home is missing. Suggest repairs/replacement of weatherproof cover as needed toensure safety.

1.9 Exterior Water FaucetsComments: Serviceable

1.10 Door Bell(s)Comments: Serviceable

1.11 Lot Grade and DrainageComments: Serviceable

1.12 Stairs and StepsComments: ReviewSpacing between the stair step risers at the deck is larger than 4 inches which may allow small children to crawlthrough the space. Client may wish to reduce spacing as a child safety enhancement.

1.13 PatioComments: Comments




Common cracks observed, primarily a cosmetic concern. We suggest sealing all cracks in concrete/asphalt/bricksurfaces to prevent water penetration as a routine maintenance effort.

1.14 DeckComments: Review(1) Spacing between spindles is larger than 4 inches which may allow small children to crawl through the space. Clientmay wish to reduce spacing as a child safety enhancement.

(2) Some of the spindles at the deck are damaged/missing. Recommend repair replacement as needed for safety.




1.15 Exterior CommentsComments: ReviewVent cover is damaged/missing at the rear of home. Suggest review by a qualified contractor for corrections as neededto prevent unwanted wildlife or pest entry.




2. Roof System

Our evaluation of the roof is to determine if surface areas are missing and/or damaged and therefore subject to possible leaking. Portions of theroof, including underlayment, decking and some flashing are hidden from view and cannot be evaluated by our visual inspection; therefore, ourreview is not a guarantee against roof leaks or a certification. Some areas are not visible when we are unable to mount the roof due to weatherconditions, height, pitch, etc. Areas most vulnerable to leaks are low slope areas, areas pitched toward walls, through-roof projections(chimneys, vents, skylights, etc.) roof slopes that change pitch or direction, and intersecting roof/wall lines. Flashing and shingle defects cancause hidden leaks and damage and should be immediately addressed. We advise qualified contractor estimates and review of the full roofsystem when defects are reported. Factors such as shingle quality, weather, ventilation, and installation methods can affect wear rate. Asmaintenance can be needed at any time, roofs should be professionally inspected annually.

Styles & MaterialsMethod Used to Inspect Roof:

BinocularsRoof Material Type:

ArchitecturalRoof Structure:

2 X 6 Rafters

Roof-Type:ServiceableGable

Exposed Flashings:Metal

Items2.0 Roof Conditions

Comments: ServiceableRoof shows normal wear for its age and type. No damaged, deteriorated, or missing roofing materials were observed; itappears to be in serviceable condition at time of inspection.

2.1 Roof Penetrations and Exposed FlashingsComments: Serviceable

2.2 Roof Drainage Systems (Gutters/Downspouts)Comments: Serviceable

2.3 Roof CommentsComments: CommentsLimited Review. Due to the nature of some roofing structures height and pitch, as well as weather conditions, the roof isnot always mounted during a home inspection. It is always recommended that a licensed roofer mount and inspect thecondition of the roof to verify serviceability and estimate the remaining life of the shingles before the client closes.




3. Garage / Carport

Our garage/carport evaluation is visual in nature and is based on our experience and understanding of common building methods andmaterials. Our review does not take into consideration the normal wear associated with virtually all properties. Exterior surfaces should be keptwell painted, stained or sealed to prevent deterioration. Garage floors should not be covered with carpet, cardboard, wood or other combustiblematerials and, of course, flammable products should be properly stored. It is recommended all garage door openers be equipped with a regularlytested safety reverse device to reduce chances of injury. Attached garages should be separated from the house by a steel or solid wood door,and common walls should have a fully sealed fire resistant covering such as drywall to protect against fume entry and to slow the migration ofsmoke or fire from entering the house in the event of a garage fire. Mounting a self-closer on the door between the garage and the house is anadditional suggested safety upgrade. We suggest you keep attic hatches closed, repair any holes or damage that exist or occur, and avoidcreating openings between the home and garage. It is especially important to keep garage wall and ceiling areas directly beneath living spaceintact.

Styles & MaterialsGarage Type:

AttachedGarage Door Material:

Metal

Items3.2 Garage Floor

Comments: CommentsCommon cracks observed, primarily a cosmetic concern. We suggest sealing all cracks in concrete/asphalt/bricksurfaces to prevent water penetration as a routine maintenance effort.

3.3 Garage Door(s)Comments: Comments




The manual locking device has not been removed or disabled. On any garage door that is equipped with an automaticoperating device the manual locking device on the garage door must be disabled or removed. This prevents manuallylocking the garage door and possibly damaging the operator or the door if locked and the operator is used. Recommendreview by licensed garage door specialist for corrections.

3.4 Garage Door OpenersComments: ServiceableGarage door openers are to be equipped with dual safety reverse devices, electric eye sensors and a contact reversingmechanism. If the contact safety reversing mechanism is not operating or present, the inspector will not test the forceactivated reversing mechanism as it can potentially cause damage to the door or the door opener hardware. Suggestclient verify proper operation of the garage door and its safety mechanisms with the seller as needed prior to close.

Garage doors are the heaviest moving part in a home, therefore extreme care must be taken to ensure safe and properoperation.

3.5 Occupant Door(s)Comments: Serviceable

3.7 Garage WallsComments: ServiceableAttached garages in most jurisdictions should be separated from common walls of the house by a proper fire wall andfire door. This is to keep the migration of any smoke or fire from entering the house in the event of a fire in the garage. Aself closer on the fire door between the garage and the house is an additional safety precaution.

3.8 Garage CeilingComments: Comments




Common cracks noted in the garage ceiling, appears to be primarily a cosmetic issue. Recommend corrections aneeded.

3.9 Electrical Receptacles, Switches and FixturesComments: ReviewReceptacle cover is missing in the garage. Recommend replacing for safety.

3.10 Garage CommentsComments: Review




Although identification of termites is beyond the scope of a general home inspection, mud tubes or damaged areasindicative of possible termite activity were observed at the left side. We are unable to determine if it is currently active.We suggest consulting with homeowner regarding any past history of treatment. We recommend arranging for furtherreview by a licensed pest control specialist prior to close and review by a qualified contractor for repairs of anypotential damage.




4. Chimney

Our chimney review is limited to the visible and/or accessible components only. Examination of concealed or inaccessible portions such as fluelining or the adequacy of these chimneys to properly draft is not within the scope of this inspection. This includes determining the presence of aflue lining, or if lining is present, checking for deterioration, damage or cracks.

The purpose of the chimney is to take the combustion products (i.e. smoke and exhaust gases) from certain fuel burning appliances to theoutside of the home. Improper care and maintenance of a chimney can lead to loss of property and compromise the health and safety of thehomes occupants. It is recommended that the chimney(s) be checked annually by a qualified chimney professional, and cleaned if necessary.NFPA (National Fire Protection Association) recommends what is known as a Level II inspection, including a video scan, by a qualified chimneyspecialist as part of the home buying process. A Level II inspection may identify problems that exist which cannot be detected during a generalhome inspection.

Styles & MaterialsChimney Type:

Pre-FabVinyl Siding

Chimney Flue Type:Metal

Items4.0 Chimney Conditions

Comments: ServiceableIt is highly recommended that the chimney(s) be checked by a CSIA (Chimney Safety Institute of America) certifiedchimney professional prior to closing and cleaned if necessary. NFPA (National Fire Protection Association) 211recommends what is known as a Level II inspection, including a video scan, by a qualified chimney specialist as part ofthe home buying process. A Level II inspection may identify problems that exist which cannot be detected during ageneral home inspection. All references to a "qualified chimney professional" or "contractor" in this section means aCSIA certified individual.

4.1 Chimney FlueComments: ServiceableLimited Review. Examination of concealed or inaccessible components is beyond the scope of this inspection, such asthe presence of a flue lining, or for deterioration, damage, or cracks if lining is present, loose or missing flue mortar,adequacy of installation, draft or smoke tests. Due to factors, such as but not limited to; cleanliness, offsets in flues,installation of dampers and rain caps, this is a limited inspection. If further review is desired, client is advised to consultwith a chimney sweep. Recommend having the firebox and chimney liner professionally cleaned and inspectedannually.

4.2 FlashingsComments: Serviceable

4.3 Spark Arrestor / Rain CapComments: Serviceable




5. Structural Components

Any below-grade space can leak, even areas that have been dry in prior years. While we look for evidence of leaking, we may not be able todetermine if leaks exist or existed and cannot predict future water infiltration. Some water activity occurs only under certain circumstances andcan only be identified at the actual time of occurrence. We suggest that you obtain disclosure from the prior occupants regarding any history ofwater in the basement and obtain price estimates when infiltration is disclosed or signs of water are present. We cannot certify the basementagainst future water infiltration. Some thin cracking of walls and floors is common and whenever cracks are present, a possibility of futureleaking exists. Most wall cracks are relatively easy to repair from the inside. Cracks should be monitored for future seepage or change in the sizeof the cracks, which would indicate a need for further evaluation. Back-up sump systems are advised to reduce the opportunity for floodingduring a power outage or main pump failure. The chance of leakage increases when adjacent surfaces are not pitched away from the home andwhen roof drainage is within several feet of the foundation. These issues should be addressed as soon as possible. Signs of possible waterinfiltration include mold/mildew, stains on walls, loose flooring, musty odors, warped paneling and efflorescence. If freshly painted walls arepresent, we suggest you inquire of the seller/occupants if any staining or other leak evidence existed before painting.

Styles & MaterialsFoundation Type:

BasementFloor Structure:

2 X 10 Wood JoistsWall Structure:

Traditional Wood Frame ConstructionPoured Concrete

Ceiling Structure:Not Visible

Columns or Piers:Supporting Walls

Floor System Insulation:Batts

Foundation Ventilation:WindowsExterior Door(s)

Items5.0 Slab

Comments: Serviceable

5.1 Foundation, Basement and CrawlspaceComments: ReviewMinor settlement cracking observed at right side. This is an indication that previous settlement has occurred at thislocation. The inspector is unable to determine when settlement occurred or if additional settlement is likely. Settlementdoes not appear to be affecting the serviceability of the structure. Recommend further evaluation by a licensed/qualifiedcontractor for review and corrections as needed prior to close.

5.2 Sub Floors (Basement and Crawlspace)Comments: Serviceable

5.3 Walls (Basement and Crawlspace)Comments: Serviceable




5.5 Columns or Piers (Basement and Crawlspace)Comments: Serviceable

5.6 Joists (Basement and Crawlspace)Comments: Serviceable

5.7 Beams (Basement and Crawlspace)Comments: Serviceable

5.8 Doors (Basement)Comments: Serviceable

5.9 Windows (Basement)Comments: Serviceable

5.10 Electrical (Basement and Crawlspace)Comments: Serviceable

5.11 Insulation Under Floor SystemComments: Serviceable

5.13 Ventilation (Foundation Areas and Attics)Comments: Serviceable

5.14 Structural Components CommentsComments: CommentsLimited review of the basement due to it being finished. Client is advised to consult sellers for additional information.




6. Plumbing System

Our focus in the plumbing portion of the inspection is directed at identifying visible water damage and/or problems. We may not always mentioncommon faults such as stuck stoppers or dripping faucets. If considered important, you should check these items independently. Shut-offvalves and angle stops under the kitchen or bathroom sinks and toilets are not turned or tested during the inspection due to the possibility ofleaking. All shut-off valves or angle stops should be turned regularly to ensure free movement in case of emergency. The water supply systemwas tested for its ability to deliver functional water pressure to installed plumbing fixtures and the condition of connected piping that wasvisible. Our plumbing inspection also consists of checking for functional drainage at all fixtures. Determining whether or not the waste waterdisposal system is public or private and inspection of waste water disposal systems is not within the scope of this inspection. It isrecommended that all public or private waste water disposal systems be reviewed by a licensed plumber or septic system specialist prior toclose. Determining the condition or material type used at the main water service from the street to the home is not within the scope of thisinspection. A review by a qualified plumber for evaluation of all underground water lines is recommended prior to close. We suggest you obtainthe maintenance history for the home's plumbing and obtain receipts for any recent work or for anything for which a warranty may apply

Styles & MaterialsWater Source (To Home):

PublicPlumbing Water Distribution (Inside home):

CopperPlumbing Waste & Vent Pipes:

PVC

Water Shut Off Location:Basement

Water Supply Pressure:100 PSI

Items6.0 Plumbing Water Supply System

Comments: Review(1) Since main shut-off valves are operated infrequently, it is not unusual for them to become frozen over time. Theyoften leak or break when operated after a period of inactivity. For this reason, main shut-off valves are not tested duringa home inspection. We suggest caution when operating shut-offs that have not been turned for long periods.




(2) Water pressure at time of inspection was over 80 psi. The maximum static pressure shall be 80 psi (551 kPa).Elevated pressure levels can cause damage and/or leaks in the plumbing systems or fixtures. Recommend review bylicensed plumber for corrections prior to close.

6.1 Drain Waste and Vent SystemsComments: Serviceable

6.3 Pressure Regulating ValveComments: ServiceableThe pressure regulating valve is located in the basement.




7. Electrical System

Our electrical inspection meets the ASHI standard of practice and is done by sampling visibly accessible wiring and fixtures. Determining theactual capacity of the system requires load calculations, which are not within the scope of this report. Underground circuits and concealedcomponents of the system are not inspected. While age is one factor, most homes have electrical issues created by amateur electricians. We donot move belongings and do not examine every fixture, outlet, wiring run, etc., nor do we remove insulation, or wall coverings. Covers are notremoved, with the exception of the cover of the main electrical panel, when this can be done safely and without risking damage to finish. Much ofthe wiring in the home is not visible and not reviewed. Once the current occupant's belongings have been removed, it's a good idea to check alloutlets with a tester and to look inside cabinets, closets and other obstructed areas before moving in your own belongings. We use a standardelectrical tester to check a sample of outlets. While the tester is generally reliable, it can be fooled by certain improper wiring practices, which wecannot detect during a general home inspection. Because electrical defects are safety concerns, we advise the use of a qualified licensedelectrician for cost estimates, repairs and upgrades, prior to close.

Styles & MaterialsElectrical Main Service:

UndergroundMain Electrical Panel Location:

BasementEquipment Grounding Present:

Yes

Service Amperage:200 AMPS

Panel Type:Breakers

Branch Wiring Type:Copper

Wiring Methods:Non Metallic Sheathed Cable (Romex)

Futures Avaliable:Yes

Electric Panel Manufacturer:SIEMENS

AFCI Reset Location(s):Not Present




Items7.0 Electrical Main Service


7.1 Equipment GroundingComments: Serviceable

7.2 Main Electrical Panel ConditionComments: ServiceableFutures are available for expansion in the electrical panel

7.5 Operation of AFCI (ARC Fault Circuit Interrupters)Comments: CommentsArc- Fault Circuit Interrupters (AFCI) may not have been required when the home was built. Suggest client considerupgrading with AFCI's at all receptacles bedrooms to enhance safety. Arc- Fault Circuit Interrupters contain solid statecircuitry that will recognize the unique voltage and current wave form combinations that are the "signature" of anelectrical arc, and they open the circuit when arcing occurs. Upgrades should be performed by a licensed electrician.

7.6 Smoke AlarmsComments: Review(1) The smoke/CO alarms should be tested upon moving into the home and as a part of a normal maintenance routineas a safety measure.(2) Suggest installing additional smoke alarms in appropriate areas, such as inside of the bedrooms, as needed toenhance fire safety. Periodic testing is suggested to ensure proper working order and to enhance fire safety.

7.7 Carbon Monoxide AlarmsComments: Serviceable




8. Heating System

Our evaluation of heating system(s) is both visual and functional provided power and/or fuel is supplied to the component. Items not listed hereas well as things we cannot see, such as utilities, drains, and ducts inside walls, floors and underground are beyond the scope of thisinspection. DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE, INCLUDING HEATERS ANDHEAT EXCHANGERS, IS BEYOND THE SCOPE OF THIS REPORT. THE LOCAL UTILITY COMPANY MAY CONDUCT SUCH AN INSPECTION UPONREQUEST. Our inspection is not a heat engineering or sufficiency review. We suggest you ask the sellers/occupants if any areas of the home donot properly heat or cool. We also suggest you obtain the maintenance history of the furnace as well as receipts for any recent repairs for whicha warranty might apply. Clients are encouraged to purchase a home warranty plan, since furnaces can require repair or replacement at any time.Modern furnaces are complicated appliances and should be treated with care. Regular cleaning or replacement of furnace filters is vital to thehealth of your furnace and can improve the efficiency of attached central air conditioning. We suggest an annual cleaning and safety check by alicensed contractor who is trained in this furnace model. Flammable products should be stored away from the furnace and no fume-producingproducts such as paint cans should be in the same room. Don't forget that fuel-burning appliances need plenty of oxygen and should not beenclosed without supplying an adequate supply of combustion air. Identifying or testing for the presence of asbestos or other potentiallyhazardous materials is not within the scope of this report.

Styles & MaterialsNumber of Heating Systems:

OneHeating Unit Location(s):

AtticHeating System(s) Service:

Entire Home

Heating System Type(s):Heat Pump Forced Air (also provides cool air)

Energy Source:Electric

Ductwork:Insulated

Filter Type:Disposable

Filter Size:18x20x1

Heating System Brand:INTERNATIONAL COMFORT

Heating System Age:Heat Pump Not Tested18 Years

Items8.0 Heating Equipment Condition

Comments: Serviceable(1) An electric heat pump is present. A heat pump is basically a compressor-cycle air conditioning system that canoperate in reverse. As long as the unit is functioning properly in either the heating or the cooling mode, it is an indicationthat the major components (compressor, fans, coils) are operational, with the exception of the reversing valve. This unitwas tested for standard operating functions start up and shut down. Heat pumps are only tested in one mode or theother (Heating or Cooling). If the outside temperature is above 65 degrees F. the heat pump is tested in the coolingmode only. If the outside temperature is below 65 degrees F. the heat pump is tested in the heating mode only.Individual heating elements are not tested and should be tested by a qualified HVAC contractor if further review isdesired. Adequate airflow is important to the efficiency of these units: the filter should be kept clean as with airconditioners. Electric heat strips provide emergency heat.(2) As most manufacturers warn against operating Heat Pumps in the heating mode when outside temperatures areabove 65 degrees, this unit was not tested in the heating mode. Because unit was not tested, we cannot warranty the




presence of all components. We recommend verifying operation with HVAC contractor or seller when temperaturesallow if client has concerns about operation of this system.(3) Units of this type generally last 15-20 years on average before repairs or replacement is needed. Due to the age ofthis unit, evaluation and regular servicing by a licensed HVAC contractor is suggested prior to close and as a part ofyour normal maintenance routine to verify safe and proper operation.

8.1 Energy SourceComments: Serviceable

8.3 ThermostatComments: Serviceable

8.4 Air FiltersComments: ReviewFilter is dirty; recommend replacement for proper operation of the system. Recommend servicing/cleaning filters on aregular basis to ensure proper operation and air flow.

8.5 Distribution / Ducting SystemsComments: Serviceable

8.6 Automatic Safety ControlsComments: Not Operated

Efficiency and load calculations are beyond the scope of this inspection and expressly omitted from this report. If a detailed inspection isdesired, a licensed heating contractor should be consulted prior to closing to ensure proper operation of this unit.




9. Air Conditioning System

Our evaluation of AC system(s) is both visual and functional provided power is supplied to the unit. Identifying or testing for the presence ofasbestos products, or other potentially hazardous materials is not within the scope of this report. Judging the adequacy of the cooling efficiencyof air conditioning is a subjective evaluation, therefore, we only note a poor condition if, in the inspector's opinion, the adequacy seems lessthan normal. We urge you to evaluate these systems prior to closing. We are not allowed to install gauges on the cooling system to perform adetailed evaluation due to concerns with refrigerants. This requires a special license and would cost much more than the fees charged for aGeneral Home Inspection. This type of visual inspection does not determine the proper tonnage of A/C equipment needed or if the airconditioning equipment is properly sized for the dwelling or matched by brand or capacity. It is not within the scope of a General HomeInspection to determine unit size, SEER rating or if the evaporator and condenser coil are matched properly on the AC system. If a detailedevaluation is desired an HVAC contractor should be consulted prior to close. Information can be obtained from licensed heating and airconditioning contractors if a more comprehensive inspection is desired. A detailed evaluation of the cooling capacity is beyond the scope of thisreport. Air conditioners can be damaged if operated in temperatures below 60 degrees or immediately after a cold night. Additionally, some unitscan be damaged if operated when the breaker or fuses have not been on for at least 12 hours. We do not test units in cold weather nor do we testunits that have no power at the time of inspection. Air conditioners should be kept clean and free of debris. Dirty air conditioners and those withrestricted air flow because of fin damage, vegetation, etc. can wear out quickly. Winter covers can accelerate corrosion and should not be usedunless approved by the manufacturer. The client is encouraged to consult their agent concerning home warranty options as air conditioners canfail at any time and are expensive to repair or replace. We suggest obtaining the maintenance history of air conditioning units and inquiring ofthe sellers/occupants if any areas of the home do not cool well or are not supplied with air conditioning. You should obtain warranty paperwork,if applicable, and request receipts for any recent repairs. DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OFANY APPLIANCE IS NOT WITHIN THE SCOPE OF THIS INSPECTION.

Styles & MaterialsNumber of AC Systems:

OneAC Unit Location(s):

Exterior LeftAC System(s) Service:

Entire Home

Cooling Equipment Type(s):Heat Pump Forced Air (also provides warm air)

Cooling Equipment Energy Source:Electricity

Air Condtioner Brand:INTERNATIONAL COMFORT

AC System Age:AC Serviceable18 Years

Items9.0 Cooling and Air Handler Equipment Condition

Comments: Review(1) An electric heat pump is present. A heat pump is basically a compressor-cycle air conditioning system that canoperate in reverse. As long as the unit is functioning properly in either the heating or the cooling mode, it is an indicationthat the major components (compressor, fans, coils) are operational, with the exception of the reversing valve. This unitwas tested for standard operating functions start up and shut down. Heat pumps are only tested in one mode or theother (Heating or Cooling). If the outside temperature is above 65 degrees F. the heat pump is tested in the coolingmode only. If the outside temperature is below 65 degrees F. the heat pump is tested in the heating mode only.Individual heating elements are not tested and should be tested by a qualified HVAC contractor if further review isdesired. Adequate airflow is important to the efficiency of these units: the filter should be kept clean as with airconditioners. Electric heat strips provide emergency heat.




(2) The AC unit was activated to check the operation of the motor and the compressor, both of which are in serviceablecondition. As a detailed review of the cooling/heating capacity of this unit is beyond the scope of this inspection, wemake no warranty as to the system's adequacy.(3) Units of this type generally last 15-20 years on average before repairs or replacement is needed. Due to the age ofthis unit, evaluation and regular servicing by a licensed HVAC contractor is suggested prior to close and as a part ofyour normal maintenance routine to verify safe and proper operation.(4) The outside A/C unit is not resting on a level pad, possibly due to platform settlement; while this will not prevent thecompressor from working, it can potentially reduce its design life and/or hinder its efficiency. Suggest efforts be made tore-level the A/C unit to preserve its useful life.

(5) Condensate drainpipe from the AC unit terminates near the foundation of the house. Condensate drainpipe shouldbe extended away foundation wall.




(6) The foam sleeve on the suction line is missing/damaged in area(s) at outside condensing unit. Missing foam sleeveinsulation on suction line can cause energy loss and condensation. Recommend service or repair as needed.

9.1 Temperature Difference MeasurementsComments: ServiceableA temperature drop was performed across the evaporator coil of this unit. When tested, temperature at return registerwas 71 degrees, temperature at supply was 52 degrees, a difference of 19 degrees which is in the 14 to 22 degreenormal operating range. Unit functioned properly when tested and was serviceable at time of inspection.


Efficiency and load calculations are beyond the scope of this inspection and expressly omitted from this report. If a detailed inspection isdesired, a licensed heating contractor should be consulted prior to closing to ensure proper operation of this unit.




10. Water Heater

Our evaluation of the water heater is both visual and functional provided power and/or fuel is supplied to the unit Since water heaters arecapable of producing scalding temperatures, we suggest you measure your water temperature upon taking occupancy and adjust it to a safetemperature (typically 120 -130 degrees). For further protection, anti-scald faucets are available for sinks, tubs and showers. Due to thepossibility of the water heater temperature pressure relief valve leaking after it has been opened, these valves are not tested during theinspection. Manufacturers suggest regular testing to help assure performance. Water heater blankets may void the warranty on some waterheaters. Keep all combustibles away from the heater and store no paints or other chemicals in the same room. A spill pan and drain is advised ifyour heater is located in, adjacent to, or above a finished area. The client is encouraged to consult their agent concerning home warrantyoptions as water heaters can fail at any time and are expensive to repair or replace.

Styles & MaterialsNumber of Water Heating Systems:

OneWater Heater Location(s):

BasementWater Heater Design Type:

Electric

Water Heater Energy Source:Electric

Water Heater Capacity:50 Gallon

Water Heater Brand:RHEEM

Water Heater Age:15+ Years

Thermal Expansion Tank:Thermal Expansion Tank Present

Items10.0 Water Heater Condition

Comments: Review(1) The water heater was inoperable at the time of inspection. Recommend review by a licensed contractor for repairor replacement, as necessary, prior to close.(2) Units of this type generally last 10-15 years on average before repairs or replacement is needed. Due to the age ofthis unit, evaluation and regular servicing by a licensed plumber is suggested prior to close and as a part of yournormal maintenance routine to verify safe and proper operation.

10.1 Supply LinesComments: Serviceable


10.4 Temperature / Pressure Release ValveComments: Serviceable

10.5 Overflow Pan / Drain LineComments: Serviceable




11. Kitchen and Built-in Appliances

Our kitchen appliance inspection is visual and operational in nature of the built-in appliances only. Cooking systems are checked for burneroperation but not for calibration, timers, special features or cleaning cycles. Built-in dishwashers are run through a full normal wash cycle todetermine if the system is free of leaks and excessive corrosion. Please double-check appliance operation just before closing and re-check forsecure cabinets, counters and appliances. Upon occupancy, the client should secure any freestanding oven so it cannot tilt forward when weightis applied to the door. (Most ovens come with directions on how to do this.) Individuals have been injured when sitting on or standing on thesedoors. Clients are advised to purchase a home protection plan because appliances, including new appliances, can fail at any time, includingimmediately after the inspection. Older appliances (five years or older), of course, are more prone to failure. Refrigeration units are not within thescope of this inspection and it is recommend that the buyer verify proper working order of any refrigeration units present.

Styles & MaterialsCabinet(s):

WoodCountertop(s):

LaminateDishwasher Brand:

FRIGIDAIRE

Exhaust/Range Hood Brand:ServiceableRECIRULATINGUNKNOWN BRAND

Range/Oven Brand:Electric Stove/OvenServiceableGENERAL ELECTRIC

Items11.0 Floors

Comments: ReviewLoose/missing grout observed; recommend re-grouting as necessary.




11.1 WallsComments: Serviceable

11.2 CeilingComments: Serviceable

11.3 DoorsComments: Serviceable

11.5 Heat / Cooling SourceComments: Serviceable

11.6 Receptacles, Switches and FixturesComments: Serviceable

11.7 Counters and Cabinets (representative number)Comments: ReviewDoor is missing at the cabinet left of stove. Corrections are needed for proper and smooth operation.

11.8 SinksComments: Serviceable

11.9 Plumbing DrainsComments: Serviceable

11.11 Dishwasher(s)Comments: ReviewLeak noted at unit at time of inspection, review by qualified appliance technician is needed for corrections prior toclose.

11.12 Ranges/Ovens/CooktopsComments: Review(1) The stove/range elements and oven were tested at the time of inspection and functioned properly. These can failat anytime without warning. No warranty, guarantee, or certification is given as to future failure.(2) A stove anti tip over device has not been installed on this unit. If a child steps on the open door or if a heavy pot isplaced on the door, the door acts like a lever forcing the front of the stove down and then back up. Not only will thestove tip and possibly land on your feet, but anything on the range top, such as a pot of boiling water which couldcause serious injury. An anti tip bracket can be attached to the bottom of the wall behind the stove by a licensedgeneral contractor. The stove will still slide in and out but will not tip over.

11.13 Range Hood(s)Comments: Serviceable(1) The hood vent/fan was operational at the time of inspection.These can fail at anytime without warning. Nowarranty, guarantee, or certification is given as to future failure.(2) This is a recirculating-type fan (does not vent to the exterior). The carbon filter should be changed/cleanedregularly to control odors.




12. Bathroom(s)

Our focus in bathrooms is directed at identifying visible water damage and/or problems. We may not always mention common faults such asstuck stoppers or dripping faucets. If considered important, you should check these items independently. Shut-off valves and angle stops underkitchen or bathroom sinks and toilets are not turned or tested during the inspection due to the possibility of causing a leak. All shut-off valves orangle stops should be turned regularly by the homeowner to ensure free movement in case of emergency. Bathrooms require regularmaintenance to prevent the possibility of water damage and maintenance should be performed without delay. Since leaks can occur at any time,plumbing should be checked just before closing and then regularly during occupancy. We advise that all floors, tile edges and tub/shower wallsbe caulked and sealed to prevent moisture penetration. When found soft, you should have checked for leaks and hidden damage. All leaksshould be repaired and missing/damaged grouting and caulk should be replaced at once to help prevent future/further damage. Even tile thatappears to be in good shape can take on water, so we suggest that you apply a sealant to tiled surfaces upon occupancy. If sluggish or noisydrains are noted, the drain waste vent system should be checked for blockage, damage or other restriction before close. Operating an exteriorvented exhaust fan helps to reduce the chances of mold growth and harmful condensation.

Styles & MaterialsNumber of Bathrooms:

One Half BathroomBath Tub / Shower:

Standard Bath TubSeperate ShowerCombined Bath Tub & Shower

Exhaust Fans:Fan Only

Countertop(s):Laminate

Cabinet(s):Wood

Items12.0 Floors

Comments: Review




(1) Loose/missing grout observed in the master bathroom; recommend re-grouting as necessary.

(2) Damaged/cracked tiles observed in the master bathroom; recommend corrections a needed.



12.3 DoorsComments: CommentsThe half bathroom and master bathroom toilet area doors do not latch properly; suggest repairs/adjustments for properoperation.

12.4 ClosetsComments: Serviceable

12.5 WindowsComments: Review




The outer window pane at the tub in the master bathroom is broken. Recommend review for replacement prior toclose.



12.8 Exhaust Fan(s)Comments: Serviceable

12.9 Bath TubComments: Review(1) The tub drain catch is missing in the shared bathroom. Recommend corrections/replacement as needed.




(2) Chipping observed in the tub in the downstairs bathroom. Recommend repair or replacement as needed to preventfurther damage and possible leakage.

12.10 ShowerComments: Review(1) Shower head in the master bathroom leaks. Corrections are needed to prevent wall damage.

(2) Shower diverter in the shared bathroom does not fully engage, recommend correction for proper operation.12.11 Sinks

Comments: Review(1) Stopper to the sink in the half bathroom did not operate properly; adjustments/replacement is needed for properoperation.




(2) Stopper to both sinks in the master bathroom are missing; replacement is needed for proper operation.

(3) Faucet is loose at the left sink in the master bathroom. Recommend review by a qualified plumber for repair orreplacement, as necessary, prior to close.

12.12 ToiletComments: ReviewThe toilet bowl is loose at floor anchor bolts in the master bathroom. The wax ring inside the unit must have a snug,secure fit in order to keep from leaking. Properly resealing and re-securing this unit is suggested to prevent waterleakage and damage to the sub-floor area. This type of damage is not always visible or accessible to the inspector attime of inspection. Recommend review by a qualified plumber for repair or replacement, as necessary.

12.13 Counters and CabinetsComments: ReviewStains, discoloration, growth and/or evidence of moisture observed in the downstairs bathroom under sink in cabinet.These conditions may indicate mold and/or fungus growth and were discovered during the home inspection. Becausecertain types of mold may be toxic and result in adverse health effects, it is strongly recommended that a moldinspection be performed by a qualified professional to determine the presence of, and types of, mold in the house andthat corrective measures be taken to limit moisture inside the home.




13. Laundry Area

The supply hoses to the washer are not disconnected during the inspection, nor are the valves operated. These can leak at any time and shouldbe considered a part of normal maintenance. If the washer and dryer are present, they are not moved to prevent floor damage and the review ofthe area behind the washer/dryer is limited. It is beyond the scope of the inspection to inspect the washer and dryer. If these appliances areincluded in the sale of the property, we suggest consulting the sellers as to proper operation prior to close. We suggest that you clean exhaustpipes upon occupancy and then regularly to enhance safety/performance. Water hoses that discharge into laundry tubs can causecontamination by creating a "cross connection" if they discharge below the tub rim. We suggest you keep these elevated above the flood rim ofthe tub.

Styles & MaterialsDryer Power Source:

240 Volt ElectricDryer Vent:

Metal

Items13.0 Floors




13.3 DoorsComments: Serviceable

13.9 Receptacles, Switches and FixturesComments: ReviewA Ground Fault Circuit Interrupter (GFCI) is not present, suggest installing GFCI for safety. A qualified electricalcontractor is needed for further review and to make necessary repairs/corrections

13.10 Clothes Dryer Exhaust VentingComments: Serviceable




14. Interior Rooms and Areas

Our interior review is visual and evaluated with similar aged homes in mind. Cosmetic considerations and minor flaws such as a torn screen oran occasional cracked window can be overlooked, thus we suggest you double check these items, if concerned. Inspections are limited tovisible and/or accessible areas. Personal belongings and furniture restrict access to receptacles, windows, walls, and flooring.

Styles & MaterialsFloor Covering(s):

CarpetWall Material(s):

Gypsum Board (Drywall)Ceiling Material(s):

Gypsum Board (Drywall)




Hardwood T&GTile

Interior Doors:Hollow Core

Window Type(s):Same as Exterior

Types of Fireplaces / Wood Stove:Wood Burning

Operable Fireplaces:One

Items14.0 Floors

Comments: CommentsSqueaking noted at various areas of the second floor. Squeaks in the floors are very common and are generallyviewed as a minor nuisance, not a significant defect. They are typically the result of loose nails that slide up and downin response to foot traffic. Suggest review for corrections as needed.


14.2 CeilingsComments: Review(1) Stains, discoloration, growth and/or evidence of moisture observed in the downstairs left rear room. Theseconditions may indicate mold and/or fungus growth and were discovered during the home inspection. Because certaintypes of mold may be toxic and result in adverse health effects, it is strongly recommended that a mold inspection beperformed by a qualified professional to determine the presence of, and types of, mold in the house and that correctivemeasures be taken to limit moisture inside the home. Remediation of any areas affected by mold should be performedby a qualified professional prior to close.




(2) Stains observed on ceiling in the dinning area. The inspector probed stains with a moisture detector, which showedno moisture present at time of inspection. Client is advised to consult seller to determine the source of staining andverify that corrections have been made or have reviewed by a qualified contractor for corrections prior to close.

14.3 Doors (representative number)Comments: Serviceable

14.4 Closet Doors (representative number)Comments: CommentsThe upstairs hallway door does not latch properly; suggest repairs/adjustments for proper operation.

14.5 Windows (representative number)Comments: ReviewThe top right window in the family room is broken. Recommend review for replacement prior to close.


14.7 Receptacles, Switches and FixturesComments: Review(1) The ceiling fan in the family room is noisy. Recommend review for corrections as needed.




(2) Reversed polarity receptacle detected in the downstairs left rear room on the right wall. Reversed polarity, hot andneutral wires reversed, is usually easily corrected by minor wiring adjustments at the affected outlet(s). When thiscondition is observed, a qualified electrical contractor is needed for repairs/corrections.

(3) Outlet(s) at the downstairs left rear room on the front and left wall tested as being open ground. Suggest furtherevaluation by a licensed electrician for corrections prior to close.

14.9 Fireplaces and WoodstovesComments: Review(1) Minor cracking observed in fireplace in the family room. Suggest maintenance and repairs are performed to preventadditional cracking and to ensure safety.




(2) Evidence of smoke roll-out observed at the fireplace located in the family room. Review by a licensed fireplacespecialist is needed make repairs/corrections to ensure safe and proper operation prior to close.

14.10 StairwaysComments: Serviceable




15. Bedroom(s)

Our bedroom review is visual and evaluated with similar aged homes in mind. Inspections are limited to visible and/or accessible areas.Bedroom windows should be kept in good repair in the event they are needed for an emergency exit. We suggest making sure that they alwaysoperate freely (without use of force or a key or tool) and place furniture so as to keep windows accessible for emergency use. Older homes mayhave windows that do not meet current size and height safety standards for emergency exit. Keeping them accessible and in good operatingcondition enhances their safety. Providing an escape ladder is a recommended safety enhancement for all upper level bedrooms. Rooms usedfor sleeping should have functional exits to both the interior and exterior of the home. Personal belongings and furniture restrict access toreceptacles, windows, walls, and flooring. These areas should be reviewed during your final walk through to reveal hidden or concealed damage.

Styles & MaterialsNumber of Bedrooms:

ThreeFloor Covering(s):

Hardwood T&GWall Material(s):

Gypsum Board (Drywall)

Ceiling Material(s):Gypsum Board (Drywall)

Interior Doors:Hollow Core

Window Type(s):Same as Exterior

Items15.0 Floors



15.2 CeilingsComments: Serviceable




15.3 Doors (representative number)Comments: Review(1) The upper right bedroom door does not latch properly; suggest repairs/adjustments for proper operation.(2) The door in the upper left bedroom rubs the jamb, adjustments are needed for smooth operation.

15.4 Closet Doors (representative number)Comments: ReviewThe upper left bedroom doors do not operate properly. Recommend repair/replacement as needed.

15.5 Windows (representative number)Comments: Serviceable






16. Attic

Our evaluation of the attic is limited to lighting, personal storage and accessibility. If an attic is heavily insulated, the inspector will have adifficult time accessing and reviewing ceiling joists, electrical wiring, plumbing, ducting, etc. Water stains around roof penetrations such aschimneys, plumbing, and vents are very common. It is usually impractical to determine if these stains are active unless they are leaking at thetime of inspection thus when stains are present further monitoring is advised. Viewing during a rainstorm would increase the chances ofdetermining whether leaks exist or the current status of staining. Older roofs are, of course, more prone to water infiltration but new roofs candevelop leaks as well. Regular monitoring and maintenance of all roofs is advised. We suggest checking roof surfaces each spring and fall andafter each severe storm. Increasing insulation in the attic is one of the best ways to improve the energy efficiency of a home and to reduce thecosts of heating and cooling. Most homes we view can benefit from additional insulation. The Department of Energy website(http://www.eere.energy.gov/) can help you to determine recommended upgrades and the payback period for insulation improvements in yourgeographical area.

Styles & MaterialsMethod Used to Inspect Attic:

WalkedAttic Access Type:

Walk-In (Floored)Attic Insulation:

Blown-InFiberglass

Ventilation:Gable VentsRidge VentsSoffit Vents

Items16.0 Attic Access


16.1 Attic FramingComments: Serviceable

16.2 Attic SheathingComments: ServiceableNo water stains observed on the ceilings/roof decking at the time of inspection.

16.3 Attic InsulationComments: Serviceable

16.4 Attic VentilationComments: Serviceable

16.6 Electrical Wiring, Switches and FixturesComments: Review(1) Light fixture in the attic is inoperative at time of inspection. Possible spent bulb. Suggest client verify fixture forproper operation prior to closing.




(2) The receptacle and switch cover in the attic are damaged/missing and needs repair or replacement.

16.7 DuctworkComments: Serviceable

16.8 Attic CommentsComments: CommentsLimited review of the attic due to other areas being inaccessible.




SUMMARY REPORTAmeriSpec Inspection Services

P.O. Box 350Loganville, GA 30052

770-935-4990www.Amerispec.biz

SUMMARY

Doc #: 201810-14686 Client Name: Sample ReportDwelling Address: P.O. Box 350

Loganville GA 30052Inspector: Justin Spinks

This summary is provided as a service to assist in verifying that noted items are not in proper working order at thetime of inspection. We do not have access to individual sales contracts and suggest client review sales contract

with a real estate professional and/or real estate attorney to determine what repairs if any are to be made.

This summary is only part of the inspection report. The entire inspection report must be reviewed prior to close.

1. Exterior

1.5 Doors (Exterior)Review(1) Door does not latch properly at the rear entry door, adjustments or repairs are needed.(2) Strike plate at the basement door is damaged and causing the door to not close properly. Recommend repair orreplacement as needed to ensure proper operation.

1.7 Electrical (exterior)ReviewWeatherproof cover at rear of home is missing. Suggest repairs/replacement of weatherproof cover as needed toensure safety.

1.12 Stairs and StepsReviewSpacing between the stair step risers at the deck is larger than 4 inches which may allow small children to crawlthrough the space. Client may wish to reduce spacing as a child safety enhancement.

1.14 DeckReview(1) Spacing between spindles is larger than 4 inches which may allow small children to crawl through the space.Client may wish to reduce spacing as a child safety enhancement.(2) Some of the spindles at the deck are damaged/missing. Recommend repair replacement as needed for safety.

1.15 Exterior Comments




ReviewVent cover is damaged/missing at the rear of home. Suggest review by a qualified contractor for corrections asneeded to prevent unwanted wildlife or pest entry.

3. Garage / Carport

3.9 Electrical Receptacles, Switches and FixturesReviewReceptacle cover is missing in the garage. Recommend replacing for safety.

3.10 Garage CommentsReviewAlthough identification of termites is beyond the scope of a general home inspection, mud tubes or damaged areasindicative of possible termite activity were observed at the left side. We are unable to determine if it is currentlyactive. We suggest consulting with homeowner regarding any past history of treatment. We recommend arrangingfor further review by a licensed pest control specialist prior to close and review by a qualified contractor for repairs ofany potential damage.

5. Structural Components

5.1 Foundation, Basement and CrawlspaceReviewMinor settlement cracking observed at right side. This is an indication that previous settlement has occurred at thislocation. The inspector is unable to determine when settlement occurred or if additional settlement is likely.Settlement does not appear to be affecting the serviceability of the structure. Recommend further evaluation by alicensed/qualified contractor for review and corrections as needed prior to close.

6. Plumbing System

6.0 Plumbing Water Supply SystemReview(2) Water pressure at time of inspection was over 80 psi. The maximum static pressure shall be 80 psi (551 kPa).Elevated pressure levels can cause damage and/or leaks in the plumbing systems or fixtures. Recommend reviewby licensed plumber for corrections prior to close.

7. Electrical System

7.6 Smoke AlarmsReview(2) Suggest installing additional smoke alarms in appropriate areas, such as inside of the bedrooms, as needed toenhance fire safety. Periodic testing is suggested to ensure proper working order and to enhance fire safety.

8. Heating System

8.0 Heating Equipment ConditionServiceable(3) Units of this type generally last 15-20 years on average before repairs or replacement is needed. Due to the ageof this unit, evaluation and regular servicing by a licensed HVAC contractor is suggested prior to close and as a partof your normal maintenance routine to verify safe and proper operation.




8.4 Air FiltersReviewFilter is dirty; recommend replacement for proper operation of the system. Recommend servicing/cleaning filters ona regular basis to ensure proper operation and air flow.

9. Air Conditioning System

9.0 Cooling and Air Handler Equipment ConditionReview(3) Units of this type generally last 15-20 years on average before repairs or replacement is needed. Due to the ageof this unit, evaluation and regular servicing by a licensed HVAC contractor is suggested prior to close and as a partof your normal maintenance routine to verify safe and proper operation.(4) The outside A/C unit is not resting on a level pad, possibly due to platform settlement; while this will not preventthe compressor from working, it can potentially reduce its design life and/or hinder its efficiency. Suggest efforts bemade to re-level the A/C unit to preserve its useful life.(6) The foam sleeve on the suction line is missing/damaged in area(s) at outside condensing unit. Missing foamsleeve insulation on suction line can cause energy loss and condensation. Recommend service or repair as needed.

10. Water Heater

10.0 Water Heater ConditionReview(1) The water heater was inoperable at the time of inspection. Recommend review by a licensed contractor for repairor replacement, as necessary, prior to close.(2) Units of this type generally last 10-15 years on average before repairs or replacement is needed. Due to the ageof this unit, evaluation and regular servicing by a licensed plumber is suggested prior to close and as a part of yournormal maintenance routine to verify safe and proper operation.

11. Kitchen and Built-in Appliances

11.0 FloorsReviewLoose/missing grout observed; recommend re-grouting as necessary.

11.7 Counters and Cabinets (representative number)ReviewDoor is missing at the cabinet left of stove. Corrections are needed for proper and smooth operation.

11.11 Dishwasher(s)ReviewLeak noted at unit at time of inspection, review by qualified appliance technician is needed for corrections prior toclose.

12. Bathroom(s)

12.0 FloorsReview(1) Loose/missing grout observed in the master bathroom; recommend re-grouting as necessary.(2) Damaged/cracked tiles observed in the master bathroom; recommend corrections a needed.

12.5 Windows




ReviewThe outer window pane at the tub in the master bathroom is broken. Recommend review for replacement prior toclose.

12.9 Bath TubReview(1) The tub drain catch is missing in the shared bathroom. Recommend corrections/replacement as needed.(2) Chipping observed in the tub in the downstairs bathroom. Recommend repair or replacement as needed toprevent further damage and possible leakage.

12.10 ShowerReview(1) Shower head in the master bathroom leaks. Corrections are needed to prevent wall damage.(2) Shower diverter in the shared bathroom does not fully engage, recommend correction for proper operation.

12.11 SinksReview(1) Stopper to the sink in the half bathroom did not operate properly; adjustments/replacement is needed for properoperation.(2) Stopper to both sinks in the master bathroom are missing; replacement is needed for proper operation.(3) Faucet is loose at the left sink in the master bathroom. Recommend review by a qualified plumber for repair orreplacement, as necessary, prior to close.

12.12 ToiletReviewThe toilet bowl is loose at floor anchor bolts in the master bathroom. The wax ring inside the unit must have a snug,secure fit in order to keep from leaking. Properly resealing and re-securing this unit is suggested to prevent waterleakage and damage to the sub-floor area. This type of damage is not always visible or accessible to the inspectorat time of inspection. Recommend review by a qualified plumber for repair or replacement, as necessary.

12.13 Counters and CabinetsReviewStains, discoloration, growth and/or evidence of moisture observed in the downstairs bathroom under sink incabinet. These conditions may indicate mold and/or fungus growth and were discovered during the home inspection.Because certain types of mold may be toxic and result in adverse health effects, it is strongly recommended that amold inspection be performed by a qualified professional to determine the presence of, and types of, mold in thehouse and that corrective measures be taken to limit moisture inside the home.

13. Laundry Area

13.9 Receptacles, Switches and FixturesReviewA Ground Fault Circuit Interrupter (GFCI) is not present, suggest installing GFCI for safety. A qualified electricalcontractor is needed for further review and to make necessary repairs/corrections

14. Interior Rooms and Areas

14.2 CeilingsReview(1) Stains, discoloration, growth and/or evidence of moisture observed in the downstairs left rear room. Theseconditions may indicate mold and/or fungus growth and were discovered during the home inspection. Becausecertain types of mold may be toxic and result in adverse health effects, it is strongly recommended that a moldinspection be performed by a qualified professional to determine the presence of, and types of, mold in the house




and that corrective measures be taken to limit moisture inside the home. Remediation of any areas affected by moldshould be performed by a qualified professional prior to close.(2) Stains observed on ceiling in the dinning area. The inspector probed stains with a moisture detector, whichshowed no moisture present at time of inspection. Client is advised to consult seller to determine the source ofstaining and verify that corrections have been made or have reviewed by a qualified contractor for corrections priorto close.

14.5 Windows (representative number)ReviewThe top right window in the family room is broken. Recommend review for replacement prior to close.

14.7 Receptacles, Switches and FixturesReview(1) The ceiling fan in the family room is noisy. Recommend review for corrections as needed.(2) Reversed polarity receptacle detected in the downstairs left rear room on the right wall. Reversed polarity, hotand neutral wires reversed, is usually easily corrected by minor wiring adjustments at the affected outlet(s). Whenthis condition is observed, a qualified electrical contractor is needed for repairs/corrections.(3) Outlet(s) at the downstairs left rear room on the front and left wall tested as being open ground. Suggest furtherevaluation by a licensed electrician for corrections prior to close.

14.9 Fireplaces and WoodstovesReview(1) Minor cracking observed in fireplace in the family room. Suggest maintenance and repairs are performed toprevent additional cracking and to ensure safety.(2) Evidence of smoke roll-out observed at the fireplace located in the family room. Review by a licensed fireplacespecialist is needed make repairs/corrections to ensure safe and proper operation prior to close.

15. Bedroom(s)

15.3 Doors (representative number)Review(2) The door in the upper left bedroom rubs the jamb, adjustments are needed for smooth operation.

15.4 Closet Doors (representative number)ReviewThe upper left bedroom doors do not operate properly. Recommend repair/replacement as needed.

16. Attic

16.6 Electrical Wiring, Switches and FixturesReview(1) Light fixture in the attic is inoperative at time of inspection. Possible spent bulb. Suggest client verify fixture forproper operation prior to closing.(2) The receptacle and switch cover in the attic are damaged/missing and needs repair or replacement.

Licensed To Jess Hodges




P.O. Box 350 / AmeriSpec Inspection Services / Justin Spinks · FAILURE: Items in the home can and...

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Transcript of P.O. Box 350 / AmeriSpec Inspection Services / Justin Spinks · FAILURE: Items in the home can and...