Inspection Report

Joe Buyer

Property Address:
1234 Any Street
Any Town, GA 30000

ALS Home Inspections, Inc

Alvin Smith
3801 Anvil Block Road
Ellenwood, GA 30294
678 289-5807


Date: 2/20/2007 Time: 9:00 AM Report ID:
Property:
1234 Any Street
Any Town, GA 30000
 Customer:
Joe Buyer		 Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Age Of Home:
Over 10 Years

Client Is Present:
Yes

Radon Test:
No
Water Test:
No

Weather:
Cloudy

Temperature:
Below 60
Rain in last 3 days:
Yes



1. Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   1.0 ROOF COVERINGS
 Roof Covering: Architectural
Roof Pitch: High
Viewed roof covering from: Binoculars
Comments:
X   1.1 FLASHINGS
 Comments:
X   1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
 Chimney Exterior: Cement Fiber
Chimney Type: Factory Built
Comments:
X   1.3 ROOF DRAINAGE SYSTEMS
 Comments:
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


2. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X  X2.0 WALL CLADDING FLASHING AND TRIM
 Siding Style: Lap
Siding Material: Cement-Fiber, Brick veneer, EIFS
Comments:
The wood trim has been damaged by moisture on the left hand side of the garage door at the bottom. Further damaged could occur if not repaired. Recommend evaluation and repairs as needed by qualified contractor.
2.0 Picture 1
2.0 Picture 2
X   2.1 EAVES, SOFFITS AND FASCIAS
 Comments:
X  X2.2 PAINTS, SEALANTS, CAULKING
 Comments:
(1) A small section of the eave has exposed wood on the right side on dormer at he back side of the roof. This wood will rot out if not sealed and painted. Recommend repairs or replacement as needed by qualified contractor.
2.2 Picture 1

(2) Holes are in the hardi plank siding on the right side of the house near the front. This could allow moisture intrusion which could cause premature failure of the siding. Recommend having qualified contractor seal holes in siding as needed.
2.2 Picture 2
2.2 Picture 3

(3) The caulking has failed between some of the joints in the Hardiplank siding on the side above the garage door. This could allow moisture intrusion which could cause premature failure of the siding. Recommend caulking joints to prevent moisture intrusion.
2.2 Picture 4
2.2 Picture 5

(4) There is no sealant between the brick walls and the window framing at any of the windows on the front of the house. This will allow moisture intrusion especially at the window ledges. Recommend having qualified contractor evaluate and seal window framing at the brick walls as needed.
2.2 Picture 6
2.2 Picture 7
2.2 Picture 8
X   2.3 DOORS (Exterior)
 Exterior Entry Doors: Steel, Insulated glass
Comments:
X   2.4 STORM DOORS
 Comments:
X  X2.5 WINDOWS
 Windows: Wood
Comments:
(1) The basement window on the upper right hand side has one glass pane(s) cracked or broken at the rear of home. This is a safety hazard. Recommend repairs as needed by qualified contractor.
2.5 Picture 1
2.5 Picture 2

(2) Unable to open the windows in the garage. Recommend repairs as needed by qualified contractor.

(3) Outside pane is cracked in family room window on the right. Recommend repairs as needed by qualified contractor.
2.5 Picture 3
X  X2.6 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS
 Appurtenance: Deck with steps, Porch, Patio
Comments:
The stair railing and deck stair stringers are showing signs of damage due to moisture intrusion. Further damage could occur if deck is not sealed and/or stained. Recommend evaluation and repairs as needed by qualified contractor.
2.6 Picture 1
2.6 Picture 2
X  X2.7 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
 Driveway: Concrete
Comments:
Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made to slow moisture intrusion which could cause the cracks to expand.
2.7 Picture 1
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


3. Garage


IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   3.0 GARAGE CEILINGS
 Comments:
X   3.1 GARAGE WALLS (INCLUDING FIREWALL SEPARATION)
 Comments:
X   3.2 GARAGE FLOOR
 Comments:
X   3.3 GARAGE DOOR (S)
 Garage Door Type: One automatic
Garage Door Material: Metal
Comments:
X   3.4 OCCUPANT DOOR FROM GARAGE TO INSIDE HOME
 Comments:
X   3.5 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
 Auto-opener Manufacturer: CRAFTSMAN, 1/2 HORSEPOWER
Comments:
The sensors are in place for garage door(s) and will reverse the door.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace


4. Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   4.0 CEILINGS
 Ceiling Materials: Sheetrock
Comments:
X   4.1 WALLS
 Wall Material: Sheetrock
Comments:
X   4.2 FLOORS
 Floor Covering(s): Carpet, Hardwood T&G, Linoleum, Tile
Comments:
X   4.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Comments:
X   4.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Cabinetry: Wood
Countertop: Laminate, Cultured marble
Refrigerator Opening Width: 39 inches
Refrigerator Opening Height: 70 1/2 inches
Comments:
X  X4.5 DOORS (REPRESENTATIVE NUMBER)
 Interior Doors: Hollow core, Masonite
Comments:
(1) Door stop is missing from the entry door to the guest bedroom on the back side. This will allow the door knob to damage the closet door behind it. Recommend repairs as needed by qualified contractor.
4.5 Picture 1

(2) Entry doors won't stay open/closed(traveling doors), including the front bedroom, laundry room and master bedroom closet door. Recommend evaluation and repairs as needed by qualified contractor. 

(3) Entry door to the linen closet in hall on the second floor won't latch when closed. Recommend repairs as needed by qualified contractor.
X  X4.6 WINDOWS (REPRESENTATIVE NUMBER)
 Window Types: Thermal/Insulated, Double-hung
Comments:
Unable to open some of the windows including the basement at the kitchen facing the patio and in the family room next to the fireplace. All windows should be operable. Recommend evaluation and repairs as needed by qualified contractor.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


5. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   5.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
 Foundation: Basement
Foundation Walls: Concrete
Comments:
X  X5.1 ROOF STRUCTURE AND ATTIC (Report Attic Access Location)
 Roof Structure: Stick-built, 2 X 6 Rafters, Lateral bracing
Roof-Type: Hip
Method used to observe attic: From entry
Attic info: Entry door
Comments:
The attic entry door is a louvered door from the inside of the house. It is not sealed at the bottom or weatherstripped around the edges and will not latch when it's closed. Since the attic is ventilated from the outside, this will cause a loss of energy in the winter and summer. Recommend evaluation and repairs as needed by qualified contractor. 
5.1 Picture 1
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


6. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   6.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
 Washer Drain Size: 2" Diameter
Plumbing Waste: PVC
Comments:
X  X6.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Water Source: Public
Plumbing Water Supply (into home): Not visible
Plumbing Water Distribution (inside home): Copper
Comments:
(1) The hose bib at the front wall leaks under pressure, and has a broken handle. The broken handle is a safety hazard. Recommend repair or replacement by licensed plumber.
6.1 Picture 1

(2) Tub and shower surround appears to have been damaged and repaired in the basement bathroom. Recommend further evaluation and repairs as needed by qualified contractor.
6.1 Picture 2
6.1 Picture 3
X   6.2 WASHER AND DRYER CONNECTIONS (Describe Location)
 Comments:
Washer and dryer connections are in the laundry room on the second floor.
X  X6.3 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Water Heater Power Source: Gas (quick recovery)
Water Heater Capacity: 50 Gallon (2-3 people)
Manufacturer: RHEEM
Comments:
Scorch marks are visible on the water heater cabinet above the combustion chamber opening. This may be a sign of improper venting, an improperly positioned burner, or other problems. The door to the utility room is not a louvered door so that may be causing the problem. Recommend further evaluation and repairs as needed by licensed plumber.
6.3 Picture 1
6.3 Picture 2
X   6.4 WATER PRESSURE
 Comments:
The water pressure at the hose bib on the front wall is 50 psi. The water pressure at the hose bib on the back wall is 50 psi. This is for your information.
X   6.5 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Comments:
I could not locate the main shut-off for water. Please ask the current owners for the location. Otherwise, you will need to use a water key at the street meter or have a plumber install one.
X   6.6 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
 Comments:
X   6.7 MAIN FUEL SHUT OFF (Describe Location)
 Comments:
The main fuel shut off is at the gas meter outside. This is for your information.
6.7 Picture 1
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


7. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   7.0 SERVICE ENTRANCE CONDUCTORS
 Electrical Service Conductors: Below ground
Comments:
X   7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS (Report Location Of System Ground)
 Electric Panel Manufacturer: SIEMENS
Panel capacity: 200 AMP
Panel Type: Circuit breakers
Comments:
System grounds are grounding electrodes driven in the ground at the meter on the right hand side of the property.
X   7.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
 Branch wire 15 and 20 AMP: Copper
Wiring Methods: Romex
Comments:
X  X7.3 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)
 Comments:
(1) The light fixtures at the back patio and the deck are loose at the wall. This may allow moisture to get to the wiring. Recommend having qualified contractor tighten and seal fixtures to the siding.
7.3 Picture 1
7.3 Picture 2

(2) Cover plate(s) are missing from wall switch and junction box in the basement utility room. This is a safety hazard due to the risk of fire and shock. Recommend repairs as needed by  licensed electrician.
7.3 Picture 3
7.3 Picture 4

(3) Light fixture with fully exposed bulb is installed in the closet in the bonus room. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A licensed electrician should replace closet lights as necessary and as per standard building practices.
7.3 Picture 5

(4) Receptacle is loose at the wall in the front bedroom at the front corner. This is a shock hazard. Recommend repairs as needed by qualified contractor.
7.3 Picture 6
X   7.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
 Comments:
X  X7.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 GFCI Locations: Exterior walls, Garage, Kitchen, Bathrooms
Comments:
(1) The ground fault circuit interrupter (GFCI) receptacle in the garage did not trip when tested with the inspector's test instrument. This also affects the GFCI receptacles on the exterior walls. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. See GFCI

(2) GFCI receptacles on the kitchen counter in the basement did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. Recommend repairs as needed by qualified licensed electrical contractor.

(3) The Hydromassage tub is not GFCI protected. A GFCI is a device that is designed to trip a circuit when an electric current is interrupted. GFCI protection should be in the circuits of the kitchen, bathrooms, garage, exterior, laundry tubs, Jacuzzi, and any other areas that are near a water source. Previous codes may not have required GFCI protected circuits, however we recommend upgrading circuits to GFCI protection in any area near a water source. For more information: http://www.elecsafe.info/pis_001.html

(4) The GFCI (Ground Fault Circuit Interrupter) receptacle  in  the master bathroom is defective. This is a safety issue that needs to be corrected. Recommend evaluation and repairs as needed by licensed electrician.
X   7.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
 Comments:
The main panel box is located in the garage. However, the main disconnect (shut-off) is outside at the meter base panel (for your information).
7.6 Picture 1
7.6 Picture 2
7.6 Picture 3
X  X7.7 SMOKE DETECTORS
 Comments:
The smoke detectors did not work when tested at the common hallways to bedrooms. Without a working smoke detector in your home you have no first alert to a possible fire. A qualified contractor should inspect and repair as needed.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


8. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   8.0 HEATING EQUIPMENT (Report Location)
 Heat Type: Forced Air
Energy Source: Gas
Number of Heat Systems (excluding wood): Two
Heat System Brand: CARRIER
Approximate Age of Heat System(s): Over 10 Years
Approximate Age of Central Air System(s): Under 5 Years, Over 10 Years
Comments:
(1) One furnace is located in the basement and one is located in the attic.
8.0 Picture 1
8.0 Picture 2

(2) Operated both furnaces, they appear to be functioning as intended.

(3) The inspector was unable to determine the last service date of the HVAC system. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future.
X   8.1 NORMAL OPERATING CONTROLS
 Comments:
X   8.2 AUTOMATIC SAFETY CONTROLS
 Comments:
X  X8.3 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Ductwork: Insulated
Filter Type: Disposable
Filter Size: (Two filters), 16x25
Comments:
The filters are dirty and need replacing in the attic and the basement.
X   8.4 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
 Comments:
X   8.5 CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems)
 Comments:
X   8.6 SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)
 Types of Fireplaces: Solid Fuel, Prefab, Gas/LP Log starter
Operable Fireplaces: One
Comments:
X  X8.7 COOLING AND AIR HANDLER EQUIPMENT (Report Location)
 Cooling Equipment Type: Air conditioner unit
Cooling Equipment Energy Source: Electricity
Central Air Manufacturer: CARRIER, GOODMAN
Number of AC Only Units: Two
Comments:
(1) The AC compressors are at the right side wall, one air handler is in the basement the other is in the attic.
8.7 Picture 1

(2) The A/C was not tested for proper operation due to the outside air temperature being less than 65 degrees within 24 hours of the inspection.

(3) Part of the foam sleeve is missing from the low pressure line at the air handler in the attic. This allowing water to leak into the fan assembly below. Recommend further evaluation and repairs as needed by HVAC contractor.
8.7 Picture 2
 X  8.8 NORMAL OPERATING CONTROLS
 Comments:
X   8.9 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM
 Comments:
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


9. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   9.0 INSULATION IN ATTIC
 Attic Insulation: Batt, Fiberglass, R-30 or better
Comments:
X   9.1 VENTILATION OF ATTIC AND FOUNDATION AREAS
 Ventilation: Soffit Vents, Turtle Back vents
Comments:
X   9.2 VENTING SYSTEMS (Kitchens, baths and laundry)
 Exhaust Fans: Fan only
Dryer Power Source: 220 Electric
Comments:
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


10(A). This duplicate needs a name

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   10.0.A DISHWASHER
 Dishwasher Brand: FRIGIDAIRE
Comments:
X   10.1.A RANGES/OVENS/COOKTOPS
 Range/Oven: FRIGIDAIRE
Comments:
X   10.2.A RANGE HOOD
 Exhaust/Range hood: RE-CIRCULATE, KENMORE
Comments:
X   10.3.A FOOD WASTE DISPOSER
 Disposer Brand: IN SINK ERATOR
Comments:
X   10.4.A MICROWAVE COOKING EQUIPMENT
 Built in Microwave: KENMORE
Comments:
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


10(B). LOWER LEVEL KITCHEN

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   10.0.B RANGES/OVENS/COOKTOPS
 Range/Oven: KENMORE
Comments:
X   10.1.B RANGE HOOD
 Exhaust/Range hood: LG
Comments:
X   10.2.B FOOD WASTE DISPOSER
 Disposer Brand: IN SINK ERATOR
Comments:
X   10.3.B MICROWAVE COOKING EQUIPMENT
 Built in Microwave: LG
Comments:
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To ALS Home Inspections, Inc


General Summary


ALS Home Inspections, Inc

3801 Anvil Block Road
Ellenwood, GA 30294
678 289-5807

Customer
Joe Buyer

Property Address
1234 Any Street
Any Town, GA 30000
The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability 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 customer. It is recommended that the customer read the complete report.

2 Exterior
2.0 WALL CLADDING FLASHING AND TRIM
 Inspected, Repair or Replace
The wood trim has been damaged by moisture on the left hand side of the garage door at the bottom. Further damaged could occur if not repaired. Recommend evaluation and repairs as needed by qualified contractor.
2.2 PAINTS, SEALANTS, CAULKING
 Inspected, Repair or Replace
(1) A small section of the eave has exposed wood on the right side on dormer at he back side of the roof. This wood will rot out if not sealed and painted. Recommend repairs or replacement as needed by qualified contractor.
(2) Holes are in the hardi plank siding on the right side of the house near the front. This could allow moisture intrusion which could cause premature failure of the siding. Recommend having qualified contractor seal holes in siding as needed.
(3) The caulking has failed between some of the joints in the Hardiplank siding on the side above the garage door. This could allow moisture intrusion which could cause premature failure of the siding. Recommend caulking joints to prevent moisture intrusion.
(4) There is no sealant between the brick walls and the window framing at any of the windows on the front of the house. This will allow moisture intrusion especially at the window ledges. Recommend having qualified contractor evaluate and seal window framing at the brick walls as needed.
2.5 WINDOWS
 Inspected, Repair or Replace
(1) The basement window on the upper right hand side has one glass pane(s) cracked or broken at the rear of home. This is a safety hazard. Recommend repairs as needed by qualified contractor.
(2) Unable to open the windows in the garage. Recommend repairs as needed by qualified contractor.
(3) Outside pane is cracked in family room window on the right. Recommend repairs as needed by qualified contractor.
2.6 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS
 Inspected, Repair or Replace
The stair railing and deck stair stringers are showing signs of damage due to moisture intrusion. Further damage could occur if deck is not sealed and/or stained. Recommend evaluation and repairs as needed by qualified contractor.
2.7 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
 Inspected, Repair or Replace
Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made to slow moisture intrusion which could cause the cracks to expand.

4 Interiors
4.5 DOORS (REPRESENTATIVE NUMBER)
 Inspected, Repair or Replace
(1) Door stop is missing from the entry door to the guest bedroom on the back side. This will allow the door knob to damage the closet door behind it. Recommend repairs as needed by qualified contractor.
(2) Entry doors won't stay open/closed(traveling doors), including the front bedroom, laundry room and master bedroom closet door. Recommend evaluation and repairs as needed by qualified contractor. 
(3) Entry door to the linen closet in hall on the second floor won't latch when closed. Recommend repairs as needed by qualified contractor.
4.6 WINDOWS (REPRESENTATIVE NUMBER)
 Inspected, Repair or Replace
Unable to open some of the windows including the basement at the kitchen facing the patio and in the family room next to the fireplace. All windows should be operable. Recommend evaluation and repairs as needed by qualified contractor.

5 Structural Components
5.1 ROOF STRUCTURE AND ATTIC (Report Attic Access Location)
 Inspected, Repair or Replace
The attic entry door is a louvered door from the inside of the house. It is not sealed at the bottom or weatherstripped around the edges and will not latch when it's closed. Since the attic is ventilated from the outside, this will cause a loss of energy in the winter and summer. Recommend evaluation and repairs as needed by qualified contractor. 

6 Plumbing System
6.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Inspected, Repair or Replace
(1) The hose bib at the front wall leaks under pressure, and has a broken handle. The broken handle is a safety hazard. Recommend repair or replacement by licensed plumber.
(2) Tub and shower surround appears to have been damaged and repaired in the basement bathroom. Recommend further evaluation and repairs as needed by qualified contractor.
6.3 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Inspected, Repair or Replace
Scorch marks are visible on the water heater cabinet above the combustion chamber opening. This may be a sign of improper venting, an improperly positioned burner, or other problems. The door to the utility room is not a louvered door so that may be causing the problem. Recommend further evaluation and repairs as needed by licensed plumber.
6.5 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Inspected
I could not locate the main shut-off for water. Please ask the current owners for the location. Otherwise, you will need to use a water key at the street meter or have a plumber install one.

7 Electrical System
7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS (Report Location Of System Ground)
 Inspected
System grounds are grounding electrodes driven in the ground at the meter on the right hand side of the property.
7.3 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)
 Inspected, Repair or Replace
(1) The light fixtures at the back patio and the deck are loose at the wall. This may allow moisture to get to the wiring. Recommend having qualified contractor tighten and seal fixtures to the siding.
(2) Cover plate(s) are missing from wall switch and junction box in the basement utility room. This is a safety hazard due to the risk of fire and shock. Recommend repairs as needed by  licensed electrician.
(3) Light fixture with fully exposed bulb is installed in the closet in the bonus room. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A licensed electrician should replace closet lights as necessary and as per standard building practices.
(4) Receptacle is loose at the wall in the front bedroom at the front corner. This is a shock hazard. Recommend repairs as needed by qualified contractor.
7.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 Inspected, Repair or Replace
(1) The ground fault circuit interrupter (GFCI) receptacle in the garage did not trip when tested with the inspector's test instrument. This also affects the GFCI receptacles on the exterior walls. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. See GFCI
(3) The Hydromassage tub is not GFCI protected. A GFCI is a device that is designed to trip a circuit when an electric current is interrupted. GFCI protection should be in the circuits of the kitchen, bathrooms, garage, exterior, laundry tubs, Jacuzzi, and any other areas that are near a water source. Previous codes may not have required GFCI protected circuits, however we recommend upgrading circuits to GFCI protection in any area near a water source. For more information: http://www.elecsafe.info/pis_001.html
(4) The GFCI (Ground Fault Circuit Interrupter) receptacle  in  the master bathroom is defective. This is a safety issue that needs to be corrected. Recommend evaluation and repairs as needed by licensed electrician.
7.7 SMOKE DETECTORS
 Inspected, Repair or Replace
The smoke detectors did not work when tested at the common hallways to bedrooms. Without a working smoke detector in your home you have no first alert to a possible fire. A qualified contractor should inspect and repair as needed.

8 Heating / Central Air Conditioning
8.0 HEATING EQUIPMENT (Report Location)
 Inspected
(3) The inspector was unable to determine the last service date of the HVAC system. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future.
8.3 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Inspected, Repair or Replace
The filters are dirty and need replacing in the attic and the basement.
8.7 COOLING AND AIR HANDLER EQUIPMENT (Report Location)
 Inspected, Repair or Replace
(2) The A/C was not tested for proper operation due to the outside air temperature being less than 65 degrees within 24 hours of the inspection.
(3) Part of the foam sleeve is missing from the low pressure line at the air handler in the attic. This allowing water to leak into the fan assembly below. Recommend further evaluation and repairs as needed by HVAC contractor.

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 customer(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.


Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To ALS Home Inspections, Inc