SAMPLE

Inspection Report

Prepared For:
John Doe

Property Address:
123 Any St
Columbus, GA 31909

Insight Home Inspections

Gregg Austensen GREHI, NAHI AL License HI-0865
84 Steele Creek Dr.
Midland, GA 31820
(706) 681-6850 - office
(706) 562-8829 - fax


Date: 7/23/2004 Time: 8:50 AM Report ID: 20050723a
Property:
123 Any St
Columbus, GA 31909
 Customer:
John Doe
 Real Estate Professional:
Jane Realtor

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 and 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.

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

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

Age Of Home:
Over 25 Years

 Style of home:
Ranch

 Home Faces:
North
Client Is Present:
Yes

 Weather:
Clear

 Temperature:
Over 65
Rain in last 3 days:
Yes



Maintenance Summary


Insight Home Inspections

84 Steele Creek Dr.
Midland, GA 31820
(706) 681-6850 - office
(706) 562-8829 - fax

Customer
John Doe

Property Address
123 Any St
Columbus, GA 31909
The following items or discoveries indicate that these systems or components do not function as intended but is considered maintenance in nature. Maintenance items that are not corrected could lead to further damage and cost more to repair.Please refer to the General Summary for more significant repairs. 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.

EXTERIOR COMPONENTS
2.6 RETAINING WALL(S) CONDITION (With respect to their effect on the condition of the building)
Maintenance Repair or Replace
Retaining wall at rear of home has some loose and missing bricks. A possible injury could occur if not secured. Recommend a skilled masonry contractor perform the work.

KITCHEN AND COMPONENTS
4.13 CABINETS CONDITION
Maintenance Repair or Replace
Drawer face is missing knob at some drawers or doors. This is a cosmetic issue for your information. Recommend repair or replace as necessary.

ROOMS
6.5 WINDOWS (REPRESENTATIVE NUMBER)
Maintenance Repair or Replace
Multiple windows stuck or painted shut at every room. Windows provide a means of emergency egress.. Recommend licensed handyman to correct. Multiple windows are missing glazing puddy  at rear right Bedroom. Recommend licensed handyman to correct..

ELECTRICAL SYSTEMS
7.7 SMOKE DETECTORS
Not Inspected, Maintenance Repair or Replace
Recommend replacing existing detector with a combination smoke/carbon monoxide detector as well as adding detectors outside rear left bedroom and in laundry area near gas water heater.

HEATING
10.4 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Maintenance Repair or Replace
There is excessive dirt/dust etc on the filter and in the air handler. Filters should be changed monthly. 

FIREPLACES
12.4 CONDITION OF HEARTH, MANTLE AND WALL
Maintenance Repair or Replace
Wood mantle for Fireplace at Living room is loose. Recommend repair as needed.

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.


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General Summary


Insight Home Inspections

84 Steele Creek Dr.
Midland, GA 31820
(706) 681-6850 - office
(706) 562-8829 - fax

Customer
John Doe

Property Address
123 Any St
Columbus, GA 31909
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.

EXTERIOR COMPONENTS
2.3 DOORS (Exterior)
Tradesman Repair or Replace
The door trim at the bottom of the rear and side entry doors is rotten. Recommend repair by a licensed carpenter. NOTE: This damage appears to have been caused by storm water shedding off roof onto concrete and splashing onto trim. Gutters would help prevent this in the future.

ATTIC AND ROOF STRUCTURE
3.2 ROOF STRUCTURE
Tradesman Repair or Replace
Plywood sheathing sags (above Family room) due to missing H clips. Repairs are needed to maintain the stability of roof. Recommend a licensed roofing  contractor for further evaluation repair as needed.
3.5 VISIBLE ELECTRIC WIRING IN ATTIC
Tradesman Repair or Replace
There are at least two sections of wiring ( near access hole in hallway) where the protective insulator has deteriorated ( possible chewed by rodents as evidenced by rodent nesting and droppings) Recommend repair by a licensed electrician

KITCHEN AND COMPONENTS
4.7 GFCI OUTLETS
Tradesman Repair or Replace
At least One outlet by  Kitchen sink is a"two-prong" receptacle, and should be upgraded to a"three-prong" GFCI outlet with exterior cover. GFCI outlets help to prevent electrical shock.. Recommend a qualified licensed electrician perform repairs that involve wiring.

BATHROOM AND COMPONENTS
5.5 VERIFY DUPLEX GFCI OUTLET IN BATHROOM
Tradesman Repair or Replace
Outlets at Master bath and Hall Bath not grounded. Recommend upgrade to GFCI (Ground Fault Circuit Interrupt) outlet. GFCI outlets help to prevent electrical shock.. Recommend a qualified licensed electrician perform repairs that involve wiring
5.11 TOILET SHOULD BE SECURE AND OPERATIONAL
Tradesman Repair or Replace
Toilet is loose at floor at Hall Bath. Properly secured toilets help to prevent leaks and fall hazards.. Recommend a qualified licensed plumber repair or correct as needed.

ELECTRICAL SYSTEMS
7.0 SERVICE ENTRANCE CONDUCTORS
Tradesman Repair or Replace
Service conductors are showing signs of deterioration to the protective insulator. The insulator protects the electrical wiring and helps to prevent electrical shock. Florescent lights in family room are not functioning properly. Recommend a licensed electrician for further evaluation and repairs as needed.
7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
Tradesman Repair or Replace
There is a double tapped fuse, double tapped neutral wires and the sheathing on the service conductors are frayed. Properly wired electrical systems help to prevent electrical shock. Recommend further evaluation by a licensed electrician and repairs as required.
7.4 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)
Tradesman Repair or Replace
The electrical service to the AC condensing unit is not properly secured. Properly secured wiring helps to prevent electrical shock. Recommend repair by a licensed electrician.
7.5 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
Tradesman Repair or Replace
Exterior outlet at left side of home (facing front) is a"three-prong" un-grounded outlet. It should be upgraded to a GFCI outlet with an exterior cover. GFCI outlets help to prevent electrical shock. Recommend a qualified licensed electrician correct as needed.

STRUCTURAL COMPONENTS
8.0 FOUNDATION / WALLS AND MORTAR JOINTS
Tradesman Repair or Replace
Stair-step crack(s) and Vertical crack(s) in exterior wall at front of home ( 6 feet from right corner) and right side (facing front 6 feet from corner) . These two areas appear to be related and may indicate settlement of the slab. Repairs are needed. Recommend a qualified engineer or foundation contractor inspect and repair as needed.

PLUMBING SYSTEM
9.4 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
Tradesman Repair or Replace
Vent pipe for gas water heater is damaged and can allow carbon monoxide into area. It was also a single wall style not the "type B" as required. This is a safety issue and should be repaired. Recommend a qualified licensed plumber to inspect further and repair as needed.
9.5 WATER HEATER T&P VALVE SHOULD BE PIPED WITHIN 6 INCHES OF THE FLOOR
Tradesman Repair or Replace
Existing piping for T&P valve on water heater has been disconnected and fails to extend downward to within six inches of floor or exterior. A replacement is needed. Recommend a qualified licensed plumber repair or correct as needed.
9.7 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
Tradesman Repair or Replace
Gas lines is missing sediment traps at furnace and at water heater. Sediment traps help to prevent debris in gas lines from damaging regulator at gas appliance.. Recommend a qualified licensed plumber to repair.

HEATING
10.0 HEATING EQUIPMENT
Tradesman Repair or Replace
The furnace was not operated during the inspection due to the safety issue with the flue/vent (see section 10.3) There are no signs of recent service to the heating. Recommend service and repairs by a licensed Heating contractor.
10.3 CHIMNEYS, FLUES AND VENTS (FOR FURNACE)
Tradesman Repair or Replace
The flue/vent for the furnace is broken/disconnected in the attic. Carbon monoxide is being discharged into the attic and can be pulled into the living space. There is duct tape used on a portion of the flue. Duct tape is flammable and poses a fire hazard. There are signs of charring on the roof truss from the furnace exhaust gases. Recommend repair by a licensed Heating contractor.

CENTRAL AIR CONDITIONING
11.0 COOLING AND AIR HANDLER EQUIPMENT
Tradesman Repair or Replace
Suction line is missing foam sleeve at condensing unit. Missing foam on suction line can cause energy loss. There are no signs of recent service. Recommend service or repair unit using a licensed HVAC contractor.
11.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Tradesman Repair or Replace
Supply has failed insulation in attic. Energy loss is occurring. Recommend a qualified HVAC contractor inspect further and repair or replace as needed.

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 Insight Home Inspections




ROOF SYSTEM, DRAINAGE AND ROOF PENETRATIONS

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.

Styles & Materials
VIEWED ROOF COVERING FROM:
WALKED ROOF
 ROOF COVERING:
3-TAB FIBERGLASS
 ROOF-TYPE:
GABLE
VENTILATION:
GABLE VENTS
SOFFIT VENTS
 CHIMNEY (exterior):
BRICK
 SKY LIGHT (S):
NONE

  IN NI NP MR TR
1.0 ROOF COVERINGS X        
1.1 FLASHINGS X        
1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS X        
1.3 ROOF VENTILATION X        
1.4 CONDITION OF THE RAIN GUTTERS     X    
1.5 GUTTER DOWNSPOUTS AND DRAINAGE     X    
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
1.4 Recommend gutters at rear and left side to control storm water from rotting door trim.

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.

Home Inspection Report Authorized For Insight Home Inspections.


EXTERIOR COMPONENTS

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.

Styles & Materials
SIDING STYLE:
BRICK
 SIDING MATERIAL:
FULL BRICK
 APPURTENANCE:
SIDEWALK
PATIO
EXTERIOR ENTRY DOORS:
WOOD
SINGLE PANE
 DRIVEWAY:
AGED
CONCRETE

  IN NI NP MR TR
2.0 EAVES, SOFFITS AND FASCIAS X        
2.1 WALL CLADDING FLASHING AND TRIM X        
2.2 WINDOWS X        
2.3 DOORS (Exterior)         X
2.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS X        
2.5 EXTERIOR FOUNDATION WALLS AND MORTAR JOINTS X        
2.6 RETAINING WALL(S) CONDITION (With respect to their effect on the condition of the building)       X  
2.7 WALKWAY AND DRIVEWAY X        
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
2.3 The door trim at the bottom of the rear and side entry doors is rotten. Recommend repair by a licensed carpenter. NOTE: This damage appears to have been caused by storm water shedding off roof onto concrete and splashing onto trim. Gutters would help prevent this in the future.

2.3 Picture 1
2.3 Picture 2

2.3 Picture 3
2.3 Picture 4
2.5 SEE SECTION 8
2.6 Retaining wall at rear of home has some loose and missing bricks. A possible injury could occur if not secured. Recommend a skilled masonry contractor perform the work.

2.6 Picture 1
2.6 Picture 2

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.

Home Inspection Report Authorized For Insight Home Inspections.


ATTIC AND ROOF STRUCTURE

Styles & Materials
ATTIC INSULATION:
AGED
BATT
FIBERGLASS
 R- VALUE:
APPROXIMATE R-19
 ROOF STRUCTURE:
ENGINERED WOOD TRUSS
2X4 RAFTERS
PLYWOOD
CEILING STRUCTURE:
4" OR BETTER
 METHOD USED TO OBSERVE ATTIC:
WALKED
 ATTIC INFO:
SCUTTLE HOLE
PULL DOWN STAIRS
STORAGE
LIGHT IN ATTIC

  IN NI NP MR TR
3.0 ATTIC ACCESS X        
3.1 INSULATION X        
3.2 ROOF STRUCTURE         X
3.3 VENTILATION FANS AND THERMOSTATIC CONTROLS     X    
3.4 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS ( ATTIC VIEW) X        
3.5 VISIBLE ELECTRIC WIRING IN ATTIC         X
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
3.2 Plywood sheathing sags (above Family room) due to missing H clips. Repairs are needed to maintain the stability of roof. Recommend a licensed roofing  contractor for further evaluation repair as needed.

3.2 Picture 1
3.2 Picture 2
3.5 There are at least two sections of wiring ( near access hole in hallway) where the protective insulator has deteriorated ( possible chewed by rodents as evidenced by rodent nesting and droppings) Recommend repair by a licensed electrician

3.5 Picture 1
3.5 Picture 2
Home Inspection Report Authorized For Insight Home Inspections.


KITCHEN AND COMPONENTS

Styles & Materials
CABINETRY:
AGED
WOOD
 COUNTERTOP:
LAMINATE
 DISHWASHER:
AMANA
DISPOSER:
NONE
 EXHAUST/RANGE HOOD:
RE-CIRCULATE
GENERAL ELECTRIC
 RANGE/OVEN:
GENERAL ELECTRIC
BUILT-IN MICROWAVE:
NONE

  IN NI NP MR TR
4.0 CEILINGS X        
4.1 WALLS X        
4.2 FLOORS X        
4.3 DOORS (REPRESENTATIVE NUMBER) X        
4.4 WINDOWS (REPRESENTATIVE NUMBER) X        
4.5 OUTLETS AND WALL SWITCHES X        
4.6 OUTLET FOR REFRIGERATOR 3 PRONG GROUNDED OR ACCESSIBLE X        
4.7 GFCI OUTLETS         X
4.8 THE CONDITION OF PLUMBING UNDER THE SINK X        
4.9 FAUCET AND SPRAY NOZZLE CONDITION X        
4.10 DISHWASHER X        
4.11 RANGES/OVENS/COOKTOPS X        
4.12 RANGE HOOD X        
4.13 CABINETS CONDITION       X  
4.14 COUNTERTOP CONDITION X        
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
4.7 At least One outlet by  Kitchen sink is a"two-prong" receptacle, and should be upgraded to a"three-prong" GFCI outlet with exterior cover. GFCI outlets help to prevent electrical shock.. Recommend a qualified licensed electrician perform repairs that involve wiring.
4.13 Drawer face is missing knob at some drawers or doors. This is a cosmetic issue for your information. Recommend repair or replace as necessary.

4.13 Picture 1
Home Inspection Report Authorized For Insight Home Inspections.


BATHROOM AND COMPONENTS

Styles & Materials
EXHAUST FAN TYPES:
FAN ONLY

  IN NI NP MR TR
5.0 CEILINGS X        
5.1 WALLS X        
5.2 FLOORS X        
5.3 DOORS (REPRESENTATIVE NUMBER) X        
5.4 WINDOWS (REPRESENTATIVE NUMBER) X        
5.5 VERIFY DUPLEX GFCI OUTLET IN BATHROOM         X
5.6 SINK BASE AND CABINETRY X        
5.7 PLUMBING FIXTURES X        
5.8 CUT-OFF VALVES UNDER THE SINK AND TOILET X        
5.9 SINK PLUMBING X        
5.10 SINK FAUCETS AND STOP VALVE X        
5.11 TOILET SHOULD BE SECURE AND OPERATIONAL         X
5.12 SHOWER/BATH SHOULD DRAIN PROPERLY X        
5.13 SHOWER HEAD, TUB FAUCETS AND STOP VALVE X        
5.14 EXHAUST FAN X        
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
5.5 Outlets at Master bath and Hall Bath not grounded. Recommend upgrade to GFCI (Ground Fault Circuit Interrupt) outlet. GFCI outlets help to prevent electrical shock.. Recommend a qualified licensed electrician perform repairs that involve wiring
5.11 Toilet is loose at floor at Hall Bath. Properly secured toilets help to prevent leaks and fall hazards.. Recommend a qualified licensed plumber repair or correct as needed.
Home Inspection Report Authorized For Insight Home Inspections.


ROOMS

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.

Styles & Materials
CEILING MATERIALS:
SHEETROCK
 WALL MATERIAL:
SHEETROCK
PANELING
PAINTED-OVER WALLPAPER
 FLOOR COVERING(S):
CARPET
TILE
WOOD
INTERIOR DOORS:
HOLLOW CORE
MASONITE
 WINDOW TYPES:
AGED
DOUBLE-HUNG
SINGLE PANE
SLIDERS
 WINDOW MANUFACTURER:
UNKNOWN
DINING ROOM DIMENSIONS {approx}:
11' 2"
13' 1"
 LIVING ROOM DIMESIONS {approx}:
20' 1"
12' 1"
 MASTER BEDROOM DIMESIONS {approx}:
11' 5"
15' 8"
RIGHT REAR BEDROOM DIMESIONS {approx}:
9' 9"
10' 8"
 FAMILY ROOM DIMESIONS {approx}:
 DEN DIMENSIONS (approx):
10' 3"
16' 4"
CENTER REAR BEDROOM DIMESIONS {approx}:
10' 8"
10' 2"
 LEFT REAR BEDROOM DIMESIONS {approx}:
11' 2"
9' 11"

  IN NI NP MR TR
6.0 COMPLIMENTARY VIEWS X        
6.1 CEILINGS X        
6.2 WALLS X        
6.3 FLOORS X        
6.4 DOORS (REPRESENTATIVE NUMBER) X        
6.5 WINDOWS (REPRESENTATIVE NUMBER)       X  
6.6 OUTLETS AND WALL SWITCHES X        
6.7 WASHER/DRYER CONNECTIONS X        
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
6.0

6.0 Picture 1
6.0 Picture 2

6.0 Picture 3
6.0 Picture 4

6.0 Picture 5
6.0 Picture 6

6.0 Picture 7
6.0 Picture 8

6.0 Picture 9
6.0 Picture 10
6.5 Multiple windows stuck or painted shut at every room. Windows provide a means of emergency egress.. Recommend licensed handyman to correct. Multiple windows are missing glazing puddy  at rear right Bedroom. Recommend licensed handyman to correct..

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.

Home Inspection Report Authorized For Insight Home Inspections.


ELECTRICAL SYSTEMS

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.

Styles & Materials
ELECTRICAL SERVICE CONDUCTORS:
OVERHEAD SERVICE
220 VOLTS
 PANEL CAPACITY:
150 AMP
 PANEL TYPE:
FUSES
ELEC. PANEL MANUFACTURER:
ITE
 BRANCH WIRE 15 and 20 AMP:
COPPER
 WIRING METHODS:
ROMEX

  IN NI NP MR TR
7.0 SERVICE ENTRANCE CONDUCTORS         X
7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS         X
7.2 LOCATION OF MAIN AND DISTRIBUTION PANELS X        
7.3 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE X        
7.4 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)         X
7.5 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE         X
7.6 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)     X    
7.7 SMOKE DETECTORS   X   X  
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
7.0 Service conductors are showing signs of deterioration to the protective insulator. The insulator protects the electrical wiring and helps to prevent electrical shock. Florescent lights in family room are not functioning properly. Recommend a licensed electrician for further evaluation and repairs as needed.

7.0 Picture 1
7.0 Picture 2
7.1 There is a double tapped fuse, double tapped neutral wires and the sheathing on the service conductors are frayed. Properly wired electrical systems help to prevent electrical shock. Recommend further evaluation by a licensed electrician and repairs as required.

7.1 Picture 1
7.1 Picture 2

7.1 Picture 3
7.2 Main panel box is located outside hall bathroom.
7.4 There are live wires to the right of the furnace that are not properly terminated and enclosed in junction box. Properly terminated and enclosed wiring helps to prevent electrical shock. Recommend licensed electrician to repair.

7.4 Picture 1

The electrical service to the AC condensing unit is not properly secured. Properly secured wiring helps to prevent electrical shock. Recommend repair by a licensed electrician.

7.4 Picture 2

220 volt electrical receptacle for the dryer is not properly secured. Properly secured receptacles help to prevent electrical shock. Recommend repair by a licensed electrician.

7.4 Picture 3
7.5 Exterior outlet at left side of home (facing front) is a"three-prong" un-grounded outlet. It should be upgraded to a GFCI outlet with an exterior cover. GFCI outlets help to prevent electrical shock. Recommend a qualified licensed electrician correct as needed.

7.5 Picture 1
7.7 Recommend replacing existing detector with a combination smoke/carbon monoxide detector as well as adding detectors outside rear left bedroom and in laundry area near gas water heater.

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.

Home Inspection Report Authorized For Insight Home Inspections.


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.

Styles & Materials
FOUNDATION:
POURED CONCRETE
 FLOOR STRUCTURE:
SLAB

  IN NI NP MR TR
8.0 FOUNDATION / WALLS AND MORTAR JOINTS         X
8.1 FLOORS (Structural) X        
8.2 CEILINGS (structural) X        
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
8.0 Stair-step crack(s) and Vertical crack(s) in exterior wall at front of home ( 6 feet from right corner) and right side (facing front 6 feet from corner) . These two areas appear to be related and may indicate settlement of the slab. Repairs are needed. Recommend a qualified engineer or foundation contractor inspect and repair as needed.

8.0 Picture 1
8.0 Picture 2

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.

Home Inspection Report Authorized For Insight Home Inspections.


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.

Styles & Materials
WATER SOURCE:
PUBLIC
 PLUMBING SUPPLY:
NOT VISIBLE
 PLUMBING DISTRIBUTION:
COPPER
WASHER DRAIN SIZE:
2" DIAMETER
 PLUMBING WASTE:
CAST IRON (OLD)
LEAD WASTE (OLD)
 WATER HEATER POWER SOURCE:
GAS (QUICK RECOVERY)
CAPACITY:
40 GAL (1-2 PEOPLE)
 MANUFACTURER:
GE

  IN NI NP MR TR
9.0 INTERIOR DRAIN, WASTE AND VENT SYSTEMS X        
9.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES X        
9.2 INSPECT FOR FUNCTIONAL FLOW (water pressure and volume) X        
9.3 MAIN WATER SHUT-OFF DEVICE (Describe location) X        
9.4 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS         X
9.5 WATER HEATER T&P VALVE SHOULD BE PIPED WITHIN 6 INCHES OF THE FLOOR         X
9.6 WAS THE CHIMNEY LINER INSPECTED (for gas water heater only)   X      
9.7 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)         X
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
9.3 The main shut off is located outside in ground at street.
9.4 Vent pipe for gas water heater is damaged and can allow carbon monoxide into area. It was also a single wall style not the "type B" as required. This is a safety issue and should be repaired. Recommend a qualified licensed plumber to inspect further and repair as needed.

9.4 Picture 1
9.5 Existing piping for T&P valve on water heater has been disconnected and fails to extend downward to within six inches of floor or exterior. A replacement is needed. Recommend a qualified licensed plumber repair or correct as needed.

9.5 Picture 1
9.6 SEE SECTION 9.5
9.7 Gas lines is missing sediment traps at furnace and at water heater. Sediment traps help to prevent debris in gas lines from damaging regulator at gas appliance.. Recommend a qualified licensed plumber to repair.

9.7 Picture 1

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.

Home Inspection Report Authorized For Insight Home Inspections.


HEATING

The home inspector shall observe permanently installed heating systems including: Heating equipment; 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.

Styles & Materials
HEAT TYPE:
FORCED AIR
 ENERGY SOURCE:
NATURAL GAS
 NUMBER OF HEAT SYSTEMS (excluding wood):
ONE
HEAT SYSTEM BRAND:
WEATHERKING
Serial # : cc5d307f35925272
 DUCTWORK:
INSULATED
 FILTER TYPE:
DISPOSABLE
FILTER SIZE:
20x25

  IN NI NP MR TR
10.0 HEATING EQUIPMENT         X
10.1 NORMAL OPERATING CONTROLS   X      
10.2 AUTOMATIC SAFETY CONTROLS   X      
10.3 CHIMNEYS, FLUES AND VENTS (FOR FURNACE)         X
10.4 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)       X  
10.5 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM   X      
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
10.0 The furnace was not operated during the inspection due to the safety issue with the flue/vent (see section 10.3) There are no signs of recent service to the heating. Recommend service and repairs by a licensed Heating contractor.
10.3 The flue/vent for the furnace is broken/disconnected in the attic. Carbon monoxide is being discharged into the attic and can be pulled into the living space. There is duct tape used on a portion of the flue. Duct tape is flammable and poses a fire hazard. There are signs of charring on the roof truss from the furnace exhaust gases. Recommend repair by a licensed Heating contractor.

10.3 Picture 1
10.3 Picture 2

10.3 Picture 3
10.3 Picture 4
10.4 There is excessive dirt/dust etc on the filter and in the air handler. Filters should be changed monthly. 

10.4 Picture 1

The heating 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.

Home Inspection Report Authorized For Insight Home Inspections.


CENTRAL AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment 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: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

Styles & Materials
COOLING EQUIPMENT TYPE:
AIR CONDITIONER UNIT
 COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
 CENTRAL AIR MANUFACTURER:
WEATHER KING
NUMBER OF A/C UNITS:
ONE

  IN NI NP MR TR
11.0 COOLING AND AIR HANDLER EQUIPMENT         X
11.1 NORMAL OPERATING CONTROLS X        
11.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)         X
11.3 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM X        
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
11.0 Suction line is missing foam sleeve at condensing unit. Missing foam on suction line can cause energy loss. There are no signs of recent service. Recommend service or repair unit using a licensed HVAC contractor.

11.0 Picture 1
11.2 Supply has failed insulation in attic. Energy loss is occurring. Recommend a qualified HVAC contractor inspect further and repair or replace as needed.

11.2 Picture 1
11.2 Picture 2

11.2 Picture 3

The 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 HVAC contractor would discover (Heating, Ventilation, and Air Conditioning). 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.

Home Inspection Report Authorized For Insight Home Inspections.


FIREPLACES

Styles & Materials
TYPES OF FIREPLACES:
CONVENTIONAL
 OPERABLE FIREPLACES:
ONE

  IN NI NP MR TR
12.0 SOLID FUEL HEATING DEVICES X        
12.1 CLEARANCE FROM COMBUSTIBLES X        
12.2 DAMPER CONDITION AND FUNCTION X        
12.3 FIRE-BRICK WALLS OR METAL WALLS X        
12.4 CONDITION OF HEARTH, MANTLE AND WALL       X  
12.5 WAS THE LINER INSPECTED OR FULLY VISIBLE FROM END TO END   X      
  IN NI NP MR TR
IN=Inspected, NI=Not Inspected, NP=Not Present, MR=Maintenance Repair or Replace, TR=Tradesman Repair or Replace
Comments:
12.0 Fireplace in Living room is full of ashes and needs cleaning. I did not inspect for safe use or operation. Recommend a qualified chimney sweep clean and inspect prior to first use.
12.4 Wood mantle for Fireplace at Living room is loose. Recommend repair as needed.

12.4 Picture 1
Home Inspection Report Authorized For Insight Home Inspections.

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


  INVOICE

Insight Home Inspections
84 Steele Creek Dr.
Midland, GA 31820
(706) 681-6850 - office
(706) 562-8829 - fax

Inspected By:  Gregg Austensen GREHI, NAHI AL License HI-0865 		Inspection Date: 7/23/2004
Report ID: 20050723a

Customer Info: Inspection Property:
John Doe 
321 My Rd
Columbus GA 31909


Customer's Real Estate Professional:
Jane Realtor
 		 123 Any St
Columbus, GA 31909
 

Inspection Fee:
Service Price Amount Sub-Total
Standard Inspection
1 .00
Tax $0.00
Total Price $.00

Payment Method:Check
Payment Status:Paid At Time Of Inspection
Note:#1473



Insight Home Inspections

Gregg Austensen GREHI, NAHI AL License HI-0865
84 Steele Creek Dr
Midland, GA 31820
(706) 681-6850 - office
(706) 562-8829 - fax


Inspection Agreement

This inspection was performed in accordance with and under the terms of a Pre-Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request. An unsigned copy of the agreement may be attached to this report for your information or it may also be available on the home inspection company web site.