Home-ology

Cover Page

Property Inspection Report

, GA
Inspection prepared for: Excited Buyers
Real Estate Agent: Best Realtor Ever Date of Inspection: 5/13/2015
Inspector: Grant Myers
10355 Double Bridges Rd, Winterville, GA 30683
Phone: 706-202-4333

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Report Summary
Report Summary
Thank you for allowing Home-ology Inc. to perform your home inspection. Presenting this report to
you is just the first step in the home inspection process. My job is not done until you fully understand
the items below. Review this report closely and don't hesitate to call me with any questions or
concerns.
Grant
Home-ology Inc.
..
..
The summary below consists of potentially significant findings. These findings can be a safety
hazard, a deficiency requiring major expenses to correct or items I would like to draw extra attention
to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of
the inspector. Please review all of the pages of the report as the summary alone does not explain all
the issues. All repairs should be done by a qualified professional. I recommend obtaining a copy of
all receipts, warranties and permits for the work done.
Interior Areas
Page 4 Item: 4
Stairs & Handrail
The hand rails are not graspable.
The railing balusters are spaced too far apart.
The handrail does not return to the wall.
The rail has a little sway.
Bedrooms
Page 6 Item: 5
Smoke Detectors There are no smoke detectors or carbon monoxide
detectors. One smoke detector per floor is the minimum
recommendation with one in each bedroom recommended.
There should be a carbon monoxide detector in the same
room as the fireplace.
Page 7 Item: 7
Ceiling Condition There is one area that shows damage and still test positive
for moisture directly under the attic HVAC unit.
Bathroom
Page 9 Item: 6
GFCI
The bathroom GFCI receptacles are fed thru a GFCI
breaker. This is redundant and requires resetting the breaker
in the panel every time one of these receptacles trip. I
recommend a qualified electrician evaluate the issue. I'm not
sure why it would have been wired this way.
Kitchen
Page 14 Item: 8 GFCI
One receptacle is not GFIC protected.
Heat/AC
Page 17 Item: 1 Condition
According to the serial numbers, the HVAC units are 30
years old. I recommend evaluation by an HVAC contractor.
Page 19 Item: 5 Electrical
The exterior electrical lines need to be in a protective conduit
and secured to the structure.
Roof
Page 23 Item: 1 Roof Condition
Lots of damage to the roof surface. Due to the age of the
roof, I recommend evaluation by a roofing contractor.
Attic
Page 28 Item: 2 Structure
Rafters have been cut. I recommend evaluation by a
qualified contractor.
Exterior Areas
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Page 30 Item: 1

, GA
Doors

The deadbolt on the addition is double keyed. This is an

egress safety concern.

Grounds
Page 36 Item: 1

Driveway and
There are numerous areas of damaged concrete surfaces.
Walkway Condition
Page 38 Item: 5 Stairs & Handrail
Handrail should be installed at a height of no less than 34"
and no higher than 38".
Spindles missing; safety hazard.
Handrail not graspable. By today's standards, rails should
be configured so that a hand may grasp around a rail for
safety.
Risers should be closed on all stairs.
Gate swings over stairs. I recommend you reverse the
swing of the stairs.
Unstable railings are present.
Page 40 Item: 9 Patio and Porch
The porch roof is not fastened to the house with lag bolts.
Condition
The porch structure has a little sway when pushed at the
post.
Basement/Crawlspace
Page 43 Item: 9 Subfloor
Visible leaking under laundry.

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Inspection Details
1. Attendance
In Attendance: Client present
2. Home Type
Home Type: Single Family Home
3. Occupancy
Occupancy: Occupied - Furnished: Heavy volume of personal and household
items observed.

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Interior Areas
The Interior section covers areas of the house that are not considered part of the Bathrooms,
Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of
hallways, foyer, and other open areas. Within these areas the inspector is performing a visual
inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal
items in the structure may prevent the inspector from viewing all areas on the interior.
The inspector does not usually test for mold or other hazardous materials. A qualified expert should
be consulted if you would like further testing.
1. Door Bell
Good
Fair
Poor
N/A
None
Observations:
X
Operated normally when tested.
2. Doors
Good

Fair

Poor

N/A

None

N/A

None

Observations:
The door leading under the stairs scrubs.

3. Electrical
Good

Fair

Poor

Observations:
Typical for age. No major issues.

4. Stairs & Handrail

Good

Fair

Poor

N/A

None

Observations:
The hand rails are not graspable.
The railing balusters are spaced too far apart.
The handrail does not return to the wall.
The rail has a little sway.

Not graspable. No return.

5. Ceiling Condition
Good

Fair

Poor

N/A

None

Materials: There are drywall ceilings noted.

Observations:
Typical for age.

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6. Wall Condition
Good

Fair

Poor

N/A

None

N/A

None

Materials: Drywall walls noted.

Observations:
Typical condition for age.

7. Fireplace
Good

Fair

Poor

Materials: Family Room

Materials: Prefabricated "zero clearance" fireplace noted.
Observations:
Damper was opened and closed several times.
Level II inspectionThe National Fire Protection Association
(www.nfpa.org) advises that each chimney receive a Level II inspection each
time a residence is sold. Inspection levels are explained at
www.csia.org/pressroom/press-inspection-levels-explained.htm. It is also
advised that this inspection be conducted by a chimney sweep certified by
the Chimney Safety Institute of America (www.csia.org).
There is no drip leg on the gas line. A sediment trap which is sometimes
called a drip leg is a capped off section of gas line which is installed in such a
way that any debris or moisture in the gas line will be caught in the trap
where it can be cleaned out easily. The reason for this is to ensure safe
operation of an appliance by keeping debris out of the tiny orifices of the gas
valves.
The damper closes fully. The damper for a gas fireplace should be
modified so that it can not close fully.

No drip leg
8. Window Condition
Good

Fair

Poor

N/A

None

Materials: Wood framed double hung window noted.

Observations:
Typical condition for age.

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Bedrooms
1. Closets
Good

Fair

Poor

N/A

None

Poor

N/A

None

N/A

None

Observations:
The right front bedroom closet door scrubs.

2. Doors
Good

Fair

X
3. Electrical
Good

Fair

Poor

Observations:
Bedroom circuits are NOT protected by an arc fault circuit interrupter type
breaker. An arc fault interrupter will shut itself off if it detects a short, thus
preventing an electrical fire.
All closet lights need to be protected with an impact resistant (plastic) globe.

Closet light needs a cover

4. Ceiling Fans
Good

Fair

Poor

N/A

None

Observations:
The fans in both front bedrooms wobble.

5. Smoke Detectors
Good

Fair

Poor

N/A

None

Observations:
There are no smoke detectors or carbon monoxide detectors. One smoke
detector per floor is the minimum recommendation with one in each bedroom
recommended. There should be a carbon monoxide detector in the same
room as the fireplace.

6. Window Condition
Good

Fair

Poor

N/A

None

Materials: Wood framed double hung window noted.

Observations:
There is one broken pane in the front left bedroom.

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7. Ceiling Condition
Good

Fair

Poor

N/A

None

Materials: There are drywall ceilings noted.

Observations:
There is one area that shows damage and still test positive for moisture
directly under the attic HVAC unit.

Damage possibly from A/C pan in attic

8. Wall Condition
Good

Fair

Poor

N/A

None

Materials: Drywall walls noted.

Observations:
Typical for age.

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Bathroom
1. Cabinets
Good

Fair

Poor

N/A

None

Observations:
The cabinet door in the master bathroom scrubs slightly.
The shared bathroom vanity cabinet door does not latch.
There are signs of moisture in the cabinet of the shared bathroom. The
owners belongings made these ares inaccessible in the other bathrooms.
Although there were no visible leaks during the inspection.

Indications of past moisture

2. Counters
Good

Fair

Poor

N/A

None

Observations:
The counters have apparent swelling under the front edge.

Damaged caulk

Swelling

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Swelling
3. Ceiling Condition
Good

Fair

Poor

N/A

None

Poor

N/A

None

Poor

N/A

None

Poor

N/A

None

Materials: There are drywall ceilings noted.

Observations:
Typical for age.

4. Doors
Good

Fair

Observations:
Both doors in the shared bathroom scrub.

5. Electrical
Good

Fair

Observations:
No major system safety or function concerns noted at time of inspection.

6. GFCI
Good

Fair

Observations:
The bathroom GFCI receptacles are fed thru a GFCI breaker. This is
redundant and requires resetting the breaker in the panel every time one of
these receptacles trip. I recommend a qualified electrician evaluate the
issue. I'm not sure why it would have been wired this way.

7. Exhaust Fan
Good

Fair

Poor

N/A

None

Observations:
There is no vent fan in the shared bathroom.

8. Floor Condition
Good

Fair

Poor

N/A

None

Materials: Vinyl flooring is noted.

Observations:
Bathroom floors are showing signs of wear.

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Gaps in floor

Gaps in floor

9. Mirrors
Good

Fair

Poor

N/A

None

Observations:
The mirror is flaking.

Flaking
10. Plumbing
Good

Fair

Poor

N/A

None

N/A

None

Observations:
No issues observed.

11. Showers
Good

Fair

Poor

Observations:
The master shower faucet has a slight leak.
There is pitting in the tub floor of the shared bathroom.
Drain stopper in the shared tub does not work.
The handles in the guest shower have penetrations that will allow moisture
into the wall space.

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Pitting

Leak at faucet

Open penetrations
12. Sinks
Good

Fair

Poor

N/A

None

N/A

None

Observations:
Operated normally, at time of inspection.

13. Toilets
Good

Fair

Poor

Observations:
There is rust in the master bathroom toilet bowl.
The master bathroom toilet handle rod is rusted and could easily break.

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Rust stains in bowl

Rusted handle rod

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Kitchen
1. Cabinets
Good

Fair

Poor

N/A

None

Observations:
Most not accessible due to stored personal items.

2. Garbage Disposal
Good

Fair

Poor

N/A

None

N/A

None

Observations:
Operated - appeared functional at time of inspection.

3. Microwave
Good

Fair

Poor

Observations:
Built-in microwave ovens are tested using normal operating controls. Unit
was tested and appeared to be serviceable at time of inspection.

4. Oven & Range

Good

Fair

Poor

N/A

None

Observations:
Oven(s): Electric

5. Vent Condition
Good

Fair

Poor

N/A

None

Poor

N/A

None

N/A

None

Materials: Recirculating
Observations:
Operated normally at the time of the inspection.

6. Sinks
Good

Fair

Observations:
Flow and drain operated normally at the time of the inspection.

7. Electrical
Good

Fair

Poor

Observations:
The electrical line to the disposal needs to be secured.

Loose electrical line to disposal

Receptacle not GFCI protected

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8. GFCI
Good

Fair

Poor

N/A

None

Observations:
One receptacle is not GFIC protected.

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Laundry
1. Cabinets
Good

Fair

Poor

N/A

None

N/A

None

N/A

None

Observations:
No deficiencies observed.

2. Plumbing
Good

Fair

Poor

X
3. Dryer Vent
Good

Fair

Poor

Observations:
The dryer vent needs to be secured where in runs thru the crawl space.

Duct runs across the floor

4. Wall Condition
Good

Fair

Poor

N/A

None

Materials: Drywall walls noted.

Observations:
There is a section of drywall that looks like it was cut out but not patched.
This could be the source of the moisture on the subfloor observed in the
crawl space.

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Access hole
5. Ceiling Condition
Good

Fair

Poor

N/A

None

Poor

N/A

None

Materials: There are drywall ceilings noted.

Observations:
Typical condition.

6. Doors
Good

Fair

Page 16 of 44

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Heat/AC
1. Condition
Good

Fair

Poor

N/A

None

Materials: The units are located in the attic and in the crawl space.
Materials: Gas fired forced hot air.
Observations:
According to the serial numbers, the HVAC units are 30 years old. I
recommend evaluation by an HVAC contractor.

This unit was built in May of 1985. 30 years old

Missing cover

leaking drain line

Signs of rust and heat

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Signs of flame rollout

Pan full of water in attic

2. Venting
Good

Fair

Poor

N/A

None

X
3. Refrigerant Lines
Good

Fair

Poor

N/A

None

Observations:
Missing insulation in areas.

Damaged Insulation

missing insulation

4. Filters
Good

Fair

Poor

N/A

None

Location: Located inside a filter grill in the hall ceiling.

Observations:
MAINTENANCE: The air filter(s) should be inspected at least monthly and
cleaned or replaced as required.

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Dirty filter
5. Electrical
Good

Fair

Poor

N/A

None

Observations:
The exterior electrical lines need to be in a protective conduit and secured
to the structure.

Electrical Lines
6. Gas lines
Good

Fair

Poor

N/A

None

Observations:
No drip leg. A sediment trap which is sometimes called a drip leg is a
capped off section of gas line which is installed in such a way that any debris
or moisture in the gas line will be caught in the trap where it can be cleaned
out easily. The reason for this is to ensure safe operation of an appliance by
keeping debris out of the tiny orifices of the gas valves.

Page 19 of 44

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Water Heater
1. Heater Enclosure
Good

Fair

Poor

N/A

None

N/A

None

Observations:
The water heater enclosure is functional.

2. Combusion
Good

Fair

Poor

Observations:
Personal items were present which limited the inspection.

3. Water Heater Condition

Good
Fair
Poor
N/A
None
Heater Type: Gas
X
Location: The heater is located in the closet.
Observations:
Tank appears to be in satisfactory condition -- no concerns.
4. TPRV
Good

Fair

Poor

N/A

None

Observations:
Appears to be in satisfactory condition -- no concerns.

5. Number Of Gallons
Good

Fair

Poor

N/A

None

N/A

None

N/A

None

Observations:
40 gallons

6. Gas Valve
Good

Fair

Poor

Observations:
There is no drip leg. A sediment trap which is sometimes called a drip leg
is a capped off section of gas line which is installed in such a way that any
debris or moisture in the gas line will be caught in the trap where it can be
cleaned out easily. The reason for this is to ensure safe operation of an
appliance by keeping debris out of the tiny orifices of the gas valves.

7. Plumbing
Good

Fair

Poor

Materials: Copper
Observations:
The supply lines need to be secured to the wall.

8. Overflow Condition
Good

Fair

Poor

N/A

None

Materials: Plastic
Observations:
The water heater does not sit in a pan that is drained to the exterior. Since
the water heater in located among finished area of the house a leak at the
water heater could cause damage.

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Electrical
1. Electrical Panel
Good

Fair

Poor

N/A

None

Location: Panel box located in the laundry.

Location: No Sub Panels located.
Observations:
Bushings missing from around branch wire(s) entering panel box.
Panel door latch missing.

Missing latch

Missing bushings

Breaker not in use

2. Main Amp Breaker
Good

Fair

Poor

N/A

None

Observations:
200 amp

3. Breakers in off position

Good
Fair
Poor
N/A
None
Observations:
X
1

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4. Cable Feeds
Good

Fair

Poor

N/A

None

N/A

None

Observations:
There is an underground service lateral noted.

5. Breakers
Good

Fair

Poor

Materials: Copper non-metallic sheathed cable noted.

Observations:
One breaker is not in use.
The bathroom GFCI receptacles are also on a GFCI Breaker. This is
redundant and the breaker trips every time one of the receptacles trip. This
means a trip to the panel box. I recommend a qualified electrician evaluate
this line.

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Roof
1. Roof Condition
Good

Fair

Poor

N/A

None

Materials: Inspected from roof surface.

Materials: Fiberglass composite shingles noted.
Observations:
Lots of damage to the roof surface. Due to the age of the roof, I
recommend evaluation by a roofing contractor.

Damage

Damage

Damage

Exposed nail needs sealant

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Damage

Damage

Damage

Exposed staple

Loose shingle

Broken shingles along gable

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Unused satellite

Damage

Damage

Damage

2. Flashing
Good

Fair

Poor

N/A

None

Observations:
Repairs indicate past problems. These repairs are typically temporary.

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Worn flashing

Past repair

Past repair

Past repair

3. Chimney
Good

Fair

Poor

N/A

None

X
4. Spark Arrestor
Good

Fair

Poor

N/A

None

Poor

N/A

None

Poor

N/A

None

X
5. Vent Caps
Good

Fair

X
6. Gutter
Good

Fair

Observations:
The gutter guards are causing water to stand near the roof surface, are
preventing the last row of shingles from lying flat. I recommend repair or
replacement.
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Ponding

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Attic
1. Access
Good

Fair

Poor

N/A

None

Observations:
Access to the attic is tight.

Tight access to unit

2. Structure
Good

Fair

Poor

N/A

None

Observations:
Rafters have been cut. I recommend evaluation by a qualified contractor.

Cut rafters

Cut rafters

3. Ventilation
Good

Fair

Poor

N/A

None

Observations:
No soffit vent baffles observed. Wind may displace insulation. Suggest
installing vent baffles

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No baffles
4. Vent Screens
Good

Fair

Poor

N/A

None

N/A

None

X
5. Duct Work
Good

Fair

Poor

X
6. Insulation Condition
Good

Fair

Poor

N/A

None

Materials: Loose fill insulation noted.

Depth: Insulation averages about 4-6 inches in depth; more recommended.
Observations:
Insulation level in the attic is typical for homes this age

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Exterior Areas
1. Doors
Good

Fair

Poor

N/A

None

Observations:
The locks on all exterior doors need to be adjusted.
The doors on the addition swing out, into the weather, this could cause
premature damage to the doors.
The deadbolt on the addition is double keyed. This is an egress safety
concern.

Swings out

Double keyed

2. Window Condition
Good

Fair

Poor

N/A

None

Observations:
The windows are single pane glass.
A soft spot was found on one of the windows. All windows were not
checked.
There is a broken pane in the upstairs bedroom.

Soft wood

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3. Siding Condition
Good

Fair

Poor

N/A

None

Materials: Composition wood or composition cement siding ("Hardi-Board"

etc.), wood frame construction, concrete / block foundation
Observations:
There is significant damage to the siding. There are soft spots where the
siding is near the roof surface. Indications of swelling where the nail heads
are starting to pull thru the siding. And gaps where the siding boards butt.

Damaged or soft siding

Soft or damaged siding

Nail pulls

Soft/damaged trim board

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Gaps in boards

Unfinished OSB

Loose repair

Gaps between board ends

4. Eaves & Facia

Good

Fair

Poor

N/A

None

Observations:
The soffit appears to be covered with OSB plywood which is usually not
suited for exterior use.

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Oriented Strand Board

Attic vent

Damaged soffit
5. Exterior Paint
Good

Fair

Poor

N/A

None

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Foundation
1. Foundation Walls
Good

Fair

Poor

N/A

None

Observations:
Normal settlement.
Spalling apparent under the paint on the foundation.

Signs of deterioration

Minor settling cracks

Minor settling cracks

Penetrations

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Penetrations

Moisture

2. Cripple Walls
Good

Fair

Poor

N/A

None

X
3. Ventilation
Good

Fair

Poor

N/A

None

Observations:
Screened openings noted.

4. Vent Screens
Good

Fair

Poor

N/A

None

Observations:
Vent screens noted as torn.

5. Access Panel
Good

Fair

Poor

N/A

None

X
6. Post and Girders
Good

Fair

Poor

N/A

None

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Grounds
1. Driveway and Walkway Condition
Good
Fair
Poor
N/A
None
Materials: Concrete driveway noted.
X
Observations:
There are numerous areas of damaged concrete surfaces.

Damage to drive.

Damage to curb

Damage to drive
2. Grading
Good

Fair

Poor

N/A

None

Observations:
The exterior drainage is generally away from foundation.
Low areas were observed. Backfill is recommended.

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Hole
3. Vegetation Observations
Good
Fair
Poor
N/A
None
Observations:
X
The planter is located against the house and can provide a pathway for
moisture and wood destroying organisms.

Planter against the house

4. Patio and Porch Deck
Good
Fair
Poor
N/A
None
Observations:
X
Appeared functional at time of inspection.

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Damaged trim

Worn boards

Worn boards

Loose boards

5. Stairs & Handrail

Good

Fair

Poor

N/A

None

Observations:
Handrail should be installed at a height of no less than 34" and no higher
than 38".
Spindles missing; safety hazard.
Handrail not graspable. By today's standards, rails should be configured so
that a hand may grasp around a rail for safety.
Risers should be closed on all stairs.
Gate swings over stairs. I recommend you reverse the swing of the stairs.
Unstable railings are present.

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6. Water Pressure
Good

Fair

Poor

N/A

None

Observations:
45

7. Pressure Regulator
Good

Fair

Poor

N/A

None

Observations:
Pressure regulator noted.

8. Exterior Faucet Condition

Good
Fair
Poor
N/A
None
Location: Front of structure. Back of the structure.
X
Observations:
One hose bib is in a hard to access location.

Tight access
9. Patio and Porch Condition
Good
Fair
Poor
N/A
None
Materials: Wood frame with fiberglass panels.
X
Observations:
The porch roof is not fastened to the house with lag bolts.
The porch structure has a little sway when pushed at the post.
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Missing lag bolts

10. Fence Condition
Good

Fair

Poor

N/A

None

Materials: Metal
Observations:
Slight damage in one location

Slight damage

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Basement/Crawlspace
1. Walls
Good

Fair

Poor

N/A

None

N/A

None

Materials: Crawlspace noted.

Observations:
Moisture intrusion was observed in numerous areas of the foundation.
Moisture can create high humidity, mold & can damage stored items &
finishing materials.

2. Insulation
Good

Fair

Poor

Observations:
Insulation was observed to be missing or out of place in one or more
locations.

Loose insulation
3. Windows
Good

Fair

Poor

N/A

None

Materials: Wood framed double hung window noted.

Observations:
Typical wear for age.

4. Plumbing Materials
Good

Fair

Poor

N/A

None

Materials: Appears Functional. Pipe insulation is recommended.

Observations:
Copper supply. PVC drain.

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Uninsulated copper water lines

Main water cut-off

Gas line not secured

5. Basement Electric
Good

Fair

Poor

N/A

None

Poor

N/A

None

X
6. GFCI
Good

Fair

X
7. Access
Good

Fair

Poor

N/A

None

N/A

None

Materials: Exterior hatch door.

8. Framing
Good

Fair

Poor

Observations:
Mold like growth observed. Recommend drying out the crawlspace and
adding a vapor barrier.

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Mold like growth

9. Subfloor
Good

Fair

Poor

N/A

None

Observations:
Visible leaking under laundry.

Damaged/wet subfloor

Damage/wet subfloor

10. Basement/Crawlspace Ductwork

Good
Fair
Poor
N/A
None
Observations:
X
Loose insulation. typical for a house of this age.

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Home-ology

, GA

Damaged insulation
11. Ventilation
Good

Fair

Poor

N/A

None

Observations:
The lorn screen allows pest to enter the crawl space.

Damaged vent screen

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