Home Analyst, Inc.

P.O. Box 670774
Marietta, GA 30066
404-978-2266
Bruce@yourhomeanalyst.com

Customer
Thomas Hombuyer

Home
5875 New Home Court
Lot #99
Marietta, GA 30066

Real Estate Agent
Inspection Date: 
9/19/2006		  
Weather:
Clear		 Report ID:
06091901-Framed Home Example
Temperature:
Over 80		 Inspected By:
Bruce Rickey


Date: 9/19/2006 Time: 11:24 PM Report ID: 06091901-Framed Home Example
Property:
5875 New Home Court
Lot #99
Marietta, GA 30066
 Customer:
Thomas Hombuyer		 Real Estate Professional:

New home inspection focus on safety and divergences from the required building codes.  Building codes are building guidelines that have been amended and adopted as minimum building requirements for the state of Georgia.  Individual counties or other jurisdictions may exceed these codes.  Some counties may not have the financial ability to support a code enforcement staff, this does not relieve the builders in those counties from meeting the requirements of the building codes.  For the GA Department of Consumer Affairs web site double click on the following hyperlink:http://www.dca.state.ga.us/development/constructioncodes/programs/codes2.asp#ProgramDescription

Client Is Present:
Yes

Age Of Home:
New Construction

Radon Test:
No
Water Test:
No

Weather:
Clear

Temperature:
Over 80
Rain in last 3 days:
No



STRUCTURAL COMPONENTS

GAHI Limitations for Structural Components

The Inspector is not required to:

  1. Enter crawl spaces with headroom less than two feet or where adverse conditions exist.
  2. Move stored items or debris.
  3. Enter areas that may contain hazardous materials.
  4. Determine the extent of damage by insects or water.
  5. Operate sump pumps or drainage systems.
  6. Enter attic spaces where the headroom is less than 30 inches.
  7. Enter attic spaces wehre hazardous conditions exist.

 

Styles & Materials
FOUNDATION:
POURED CONCRETE
FLOOR STRUCTURE:
ENGINERED FLOOR TRUSS
WALL STRUCTURE:
2 X 4 WOOD
2 X 6 WOOD
COLUMNS OR PIERS:
SUPPORTING WALLS
ROOF STRUCTURE:
STICK-BUILT
2 X 6 RAFTERS
2 X 8 RAFTERS
LATERAL BRACING
SHEATHING
ROOF-TYPE:
GABLE
HIP

 INNINPCRR
1.0 FOUNDATIONS (Structural)X  XX
1.1 FLOORS (Structural)X  XX
1.2 WALLS (Structural)X  XX
1.3 CEILINGS (Structural)X   X
1.4 ATTIC AND ROOF STRUCTUREX  XX
 INNINPCRR
IN=Inspected, NI=Not Inspected, NP=Not Present, C=Code Requirement, RR=Repair or Replace
 Comments:
1.0 Narrow exterior wall(s) require specialized construction, bracing and anchorage to lower levels and to the foundation.  Modify existing short wall sections to comply with the code to ensure proper performance of wall(s) in high wind situations for the following locations:  Garage door walls

For details and/or examples see photo(s):

Code ICC R 602.10.6 Alternate braced wall panels. Alternate braced wall lines constructed in accordance with one of the following provisions shall be permitted to replace each 4 feet of braced wall panel as required by Section R602.10.4:

1. In one-story buildings, each panel shall have a length of not less than 2 feet 8 inches and a height of mot more than 10 feet.  Each panel shall be sheathed on one face with 3/8-inch-minimum-thickness wood structural panel sheathing nailed with 8d common or galvanized box nails in accordance with Table R602.3(1) and blocked at all wood structural panel sheathing edges.  Two anchor bolts installed in accordance with Figure R403.1(1) shall be provided in each panel.  Anchor bolts shall be placed at panel quarter points.  Each panel end stud shall have a tie-down device fastened to the foundation, capable of providing an uplift capacity of at least 1,800 pounds. The tie-down device shall be installed in accordance with the manufacturer's recommendations.  The panel shall be supported directly on a foundation or on floor framing supported directly on a foundation which is continuous across the entire length of the braced wall line.  This foundation shall be reinforced with not less than one No. 4 bar top and bottom.  When the continuous foundation is required to have a depth greater than 12 inches, a minimum 12 inch continuous footing to turned down slab edge is permitted at door openings in the braced wall line.  This continuous footing or turned down slab edge shall be reinforced with not less than one No. 4 bar top and bottom.  This reinforcement shall be lapped 15 inches with the reinforcement required in continuous foundation located directly under the braced wall line.

2. In the first story of two-story buildings, each braced wall panel shall be in accordance with Item 1 above, except that the wood structural panel sheathing shall be provided on both faces. at least there anchor bolts shall be placed at one-fifth points, and tie-down device uplift capacity shall not be less than 3.000 pounds.



1.0 Picture 1
1.0 Picture 2

Foundation form boards have not been removed.  This can attract termites and other detrimental biological life forms to the house.  Remove all form boards from the foundation.

CODE ICC R408.8 Removal of debris.  The under-floor grade shall be cleaned of all vegetation and organic material.  All wood forms used for placing concrete shall be removed before a building is occupied or used for any purpose.  All construction materials shall be removed before a building is occupied or used for any purpose.



1.0 Picture 3
1.0 Picture 4

Ensure that when the concrete patio is poured, that proper trenching / holes for footer are made where the support posts for the sun room will bear.

1.0 Picture 5

Foundation anchor straps are not properly installed at several locations.  Ensure all foundation anchors are installed and properly connected.

CODE ICC R403.1.6 Foundation anchorage.  The wood sole plate at exterior wall on monolithic slabs and wood sill plate shall be anchored to the foundation with anchor bolts spaced a maximum of 6 feet on center.  Anchor bolts shall also be located within 12 inches from the ends of each plate section. Bolts shall be at least 1/2 inch in diameter and shall extend a minimum of 7 inches into masonry or concrete.  Interior bearing wall sole plates on monolithic slab foundations shall be positively anchored with approved fasteners.  A nut and washer shall be tightened on each bolt to the plate.  Sills and sole plates shall be protected against decay and termites where required by Sections R322 and R323. 

Exception:  foundation anchor straps, spaced as required to provide equivalent anchorage to 1/2-inch-diameter anchor bolts.

Note: Simpson Strong tie require the use of #10 d galvanized 1 1/2 inch nails to be used.  These can be readily identified by a 10 stamped on the nail head.  These nails have stronger heads than normal framing, roofing or sheathing, nails.

Website: Simpson Strong Tie. Joist Hangers, Tie Downs and Wall Anchorshttp://www.strongtie.com/

For details and/or examples see photo(s):



1.0 Picture 6
1.0 Picture 7

Remove foundation form strap projections and seal ends with waterproof cement.
1.1 Draftstopping was not observed. It should be noted that specific area calculations were not made, however according to the information given by the client each floor level has approximately 1,500 square feet.  Insure that draftstopping is installed to comply with the following code. 

CODE ICC R502.12 Draftstoppining required.  When there is usable space both above and below the concealed space of a floor/ceiling assembly, draftstops shall be installed so that the area of the concealed spaced does not exceed 1,000 square feet.  Draftstopping shall divide the concealed space into approximately equal areas.  Where the assembly is enclosed by a floor membrane above and a ceiling membrane below draftstopping shall be provided in floor/ceiling assemblies under the following circumstances:

1. Ceiling is suspended under the floor framing.

2.  Floor framing is constructed of truss-type open-web or perforated members.

R.502.12.1  Materials.  Draftstopping materials shall be no less than 1/2-inch gypsum board, 3/8-inch wood structural panels, 3/8-inch Type 2-M-W particle board or other approved materials and adequately supported.  Draftstopping shall be installed parallel to the floor framing members unless otherwise approved by the building official.  The integrity of all draftstopping shall be maintained.


Joist hangers were found missing in multiple locations including, but not limited to: Sunroom to house band joist, (unable to view sunroom exterior wall floor joist to sunroom band joist connection recommend removing plywood panels and verifying proper installation of joist hangers)

1.1 Picture 1
1.1 Picture 2

1.1 Picture 3
1.1 Picture 4

1.1 Picture 5
1.1 Picture 6

Joist hangers were not properly nailed in several locations:  See photos for examples.  Ensure that all joist hangers are completely nailed as per manufacturer's (Simpson Strong Tie) instructions.

Website: Simpson Strong Tie. Joist Hangers, Tie Downs and Wall Anchorshttp://www.strongtie.com/



1.1 Picture 7
1.1 Picture 8

1.1 Picture 9

Damaged trusses were found above the upstairs bathroom.  See photos for locations.  Have the truss manufacturer submit in writing a diagram for the specific repair or have a qualified structural engineer design a repair.

Code ICC RR502.8.2 Engineered wood products. Cuts, notches and holes bored in trusses, laminated veneer lumber, glue-laminated members or I-joists are not permitted unless the effects of such penetrations are specifically considered in the design of the member.



1.1 Picture 10
1.1 Picture 11
1.2 Ensure all through floor penetrations (pipe, wires, etc.) are sealed with an approved fire-resistant sealant or other methods to provide fireblocking.  This is usually done at or just prior to installation of insulation.

CODE ICC R602.8 Fireblocking required.  Fireblocking shall  be provided to cut off all concealed draft openings(both vertical and horizontal) and to form an effective fire barrier between stories and between a top story and the roof space. 

Fireblocking shall be provided in wood-frame construction in the following locations:

  1. In concealed spaces of stud walls and partitions, including furred spaces, at the ceiling and floor level and at 10 foot intervals both vertical and horizontal.  Batts or blankets of mineral or glass fiber or other approved non-rigid materials shall be allowed as fireblocking in walls constructed using parallel rows of studs or staggered studs.
  2. At all interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop ceilings and cove ceilings.
  3. In concealed spaces between stair stringers at the top and bottom of the run.  Enclosed spaces under stairs shall comply with Section R314.8.
  4. At openings around vents, pipes, and ducts at ceilin and floor level, with an approved materials to resist the free passage of flame and products of combustion.
  5. For the fireblocking of chimneys and fireplaces, see Section R1001.16
  6. Fireblocking of cornices of a two-family dwelling is required at the line of dwelling unit separation.

For details and/or examples see photo(s):



1.2 Picture 1
1.2 Picture 2

Ensure hat areas shone in photo between the right garage attic and the floor /ceiling floor joists are properly sealed to provide fire blocking and prevent air from attic moving through joists for concern of heat and cooling / insulation.

1.2 Picture 3
1.2 Picture 4

Framing members are cut too short and do not properly transmit load to lower structural elements.  Replace, shim or make repairs as necessary.CODE ICC R601.2 Requirements.  Wall construction shall be capable of accommodating all loads imposed according to Section R301 and of transmitting the resulting loads to the supporting structural elements.

1.2 Picture 5

Replace missing, damaged, removed or overstrained studs.

ICC CODE R602.3.1 Stud Spacing.  In bearing walls, studs that are not more than 10 feet in length shall be spaced not more than is specified in Table R602.3.(5).  In bearing walls, studs that are more than 10 feet in height shall be spaced not more than specified in Table R602.3.1.



1.2 Picture 6
1.2 Picture 7

1.2 Picture 8

Header is missing above the master bedroom fireplace. Recommend engineered design to ensure proper load transfer to other structural members.

CODE ICC R601.2 Requirements.  Wall construction shall be capable of accommodating all loads imposed according to Section R301 and of transmitting the resulting loads to the supporting structural elements.



1.2 Picture 9

Header over arched window does not rest on jack studs.  Recommend replacing header with a header that will span existing opening and be supported by full length king and jack studs.

Code ICC RR602.3 Design and construction. Exterior walls of wood-frame construction shall be designed and constructed in accordance with the provisions of this chapter and Figure RR602.3(1) and Figure RR602.3(2) or in accordance with AF&PA's NDS. Components of exterior walls shall be fastened in accordance with Table RR602.3(1) through §RR602.3(4).



1.2 Picture 10

Load bearing walls are not properly cross-braced in the basement area.  Bowing some studs were noted. 

CODE ICC R602.4 Interior load-bearing walls.  Interior load-bearing walls shall be constructed, framed and fireblocked as specified for exterior walls.

Code IRC R602.10 Wall bracing. Walls shall be braced in accordance with this section. For buildings in Seismic Design Categories D1 and D2, walls shall be constructed in accordance with the additional requirements of Sections R602.10.9 and R602.11.

Code IRC R602.10.1Braced wall lines.Braced wall lines shall consist of braced wall panel construction methods in accordance with Section R602.10.3. The amount and location of bracing shall be in accordance with Table R602.10.3 and the amount of bracing shall be the greater of that required by the Seismic Design Category or the design wind speed. Braced wall panels shall begin no more than 12.5 feet (3810 mm) from each end of a braced wall line. Braced wall panels that are counted as part of a braced wall line shall be in line, except that offsets out-of-plane of up to 4 feet (1219 mm) shall be permitted provided that the total out-to-out offset dimension in any braced wall line is not more than 8 feet (2438 mm).  A designed collector shall be provided if the bracing begins more than 12 feet (3658 mm) from each end of a braced wall line.



1.2 Picture 11
1.3 Bottom board under header in foyer is bowing and should be secured to the framing members above to prevent cracking of drywall.  See photo.

1.3 Picture 1
1.4 Ridge board and multiple rafters are not supported properly.  Located above the family room bow window.  See photo.

ICC CODE R802.3 Framing details.  Rafters shall be framed to ridge board or to each other with a gusset plate as a tie.  Ridgeboard shall be at least 1-inch nominal thickness and not less in depth than the cut end of the rafter.  At all valleys and hips there shall be a valley or hop rafter not less than 2-inches nominal thickness and not less in depth than the cut end of the rafter.  Hip and valley rafters shall be supported at the ridge by a brace to a bearing partition or be designed to carry and distribute the specific load at that point.  Where the roof pitch is less than three units vertical in 12 units horizontal , structural members that support rafters and ceiling joists, such as ridge beams, hips and valleys, shall be designed as beams.



1.4 Picture 1

Please see the entire report for complete information.  If you should have any questions regarding the content or meaning of this report please contact Home Analyst, Inc. by calling 404-978-2266 or you may reach us via email at bruce@yourhomeanalyst.com.



EXTERIOR

GAHI Limitations for Grounds and Appurtenances

The Inspector is not required to:

  1. Identify or report the observed condition of fences (except if around a swimming pool), playground or other recreational equipment, fire or lawn sprinklers, swimming; spas or jetted tubs, below ground drainage or septic systems, water wells out buildings or storage buildings except detached garages.
  2. determine property line boundaries, soil, or geological conditions.

GAHI Limitations for Building Exterior

The Inspector is not required to:

  1. Report on the adaquacy of storm windows or storm doors.
  2. Report on the quality or contents of the paint.
  3. Inspect or report on decks or other structures that are not attached to the dwelling.
  4. Report on the presence of screens.
  5. Identify the method of treatment of any preservative treated lumber.
  6. Identify the type/method of corrosion resistance of any fastners or connectors and/or the suitability of use of any fasteners or connectors with any preservative treated lumber.

GAHI Limitations for Garage/Carport

The Inspector is not required to:

  1. Operate door openers that have been disconnected from the power source.
  2. Operate doors if animals are loose in a garage.

Styles & Materials
SIDING STYLE:
BRICK
LAP
GARAGE LOCATION:
ATTACHED
RETAINING WALLS:
CONCRETE
SIDING MATERIAL:
BRICK VENEER
CEMENT-FIBER
WINDOW TYPES:
THERMAL/INSULATED
DOUBLE-HUNG
WOOD

 INNINPCRR
2.0 WALL CLADDING, FLASHING AND TRIMX  XX
2.1 WINDOWSX   X
2.2 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building and it's systems)X  XX
2.3 FOUNDATION DRAINX  XX
 INNINPCRR
IN=Inspected, NI=Not Inspected, NP=Not Present, C=Code Requirement, RR=Repair or Replace
 Comments:
2.0 Weep holes are missing above lintels were stone works is placed. 

For details and/or examples see photo(s):

CODE ICC R703.7.5 Flashing.  Flashing shall be located beneath the first course of masonry above finished ground level above the foundation wall or slab and at other point of support, including structural floors, shelf angles and lintels when masonry veneers are designed in accordance with Section R703.7.  See Section R703.8 for additional requirements.

CODE ICC R703.7.6 Weepholes.  Weepholes shall be provided in the outside wythe of masonry walls at a maximum spacing of 33 inches on center.  Weepholes shall not be less than 3/16 inch in diameter.  Weepholes shall be located immediately above the flashing.

CODE ICC R703.8 Flashing.  Approved corrosion-resistive flashing shall be provided in the exterior wall envelope in such a manner as to prevent entry of water into the wall cavity or penetration of water to the building structural framing components.  The flashing shall extend to the surface of the exterior wall finish and shall be installed to prevent water from reentering the exterior wall envelope.  Approved corrosion-resistant flashings shall be installed at all of the following locations:

  1. At top of all exterior window and door openings in such a manner as to be leakproof, except that self-flashing windows having a continuous lap of not less than 1 1/8 inches over the sheathing material around the perimeter of the opening, including corners, do not require additional flashing; jamb flashing may also be omitted when specifically approved by the building official.
  2. At the intersection of chimneys or other masonry construction with frame or stucco walls, with projecting lips on both sides under stucco copings.
  3. Under and at the ends of masonry, wood or metal copings and sills.
  4. Continuously above all projecting wood trim.
  5. Where exterior porches, decks or stairs attach to a wall or floor assembly of wood-frame construction.
  6. At wall and roof intersections.
  7. At built-in gutters.


2.0 Picture 1

Ensure that flexible duct is properly enclosed and insulated.

2.0 Picture 2
2.1 Multiple window were found to be significantly out of square.  Weather-stripping would not seal the resulting gaps found at both top sash and bottom sash locations. It was noted on the window that failure to properly square and shim windows will void the manufacturer's warranty.  Adjust window frames to square conditions so as to comply with manufacture's warranty and windows will properly close and seal.

2.1 Picture 1
2.1 Picture 2

2.1 Picture 3
2.1 Picture 4

Top window sash springs at near right rear corner will not support the sash.  Repair or replace to ensure proper operation.

2.1 Picture 5
2.2 Erosion is present in the back yard area with significant rutting of hill sides and deposition of sediment in the back yard area.  Ensure that grading measures are made to comply with the following code.

CODE ICC R401.3 Drainage. Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard.  Lots shall be graded so as to drain surface water away from foundation walls.  The grade away from foundation walls shall fall a minimum of 6 inches within the first 10 feet.

Exception:  Where lot lines, walls, slopes or other physical barriers prohibit 6 inches of fall within 10 feet, drains or swales shall be provided to ensure drainage away from the structure.



2.2 Picture 1
2.3 The foundation drain at left rear corner is not visible.  Take action as necessary to ensure that the foundation drains are open and will drain by gravity.  These drains provide a means for water pressure to be relieved from the foundation.  Failure to leave the foundation drains open may cause flooding of the basement.

CODE ICC R405.1 Concrete or masonry foundations.  Drains shall be provided around all concrete or masonry foundations that retain earth and enclose habitable or useable spaces located below grade.  Drainage tiles, gravel or crushed stone drains, perforated pipe or other approved systems or materials shall be installed at or below the area to be protected and shall discharge by gravity or mechanical means into an approved drainage system.  Gravel or crushed stone drains shall extend at least 1 foot beyond the outside edge of the footing and 6 inches above the top of the footing and be covered with an approved filter membrane material.  The top of open joints of drain tiles shall be protected with strips of building paper, and the drainage tiles or perforated pipe shall be placed on a minimum of 2 inches of washed gravel or crushed rock at least one seive size larger than the tile joint opening or perforation and covered with not less than 6 inches of the same material.



2.3 Picture 1

Repair / Replace damaged foundation drain at right side of the house.

For location(s) see photo(s):



2.3 Picture 2

Please see the entire report for complete information.  If you should have any questions regarding the content or meaning of this report please contact Home Analyst, Inc. by calling 404-978-2266 or you may reach us via email at bruce@yourhomeanalyst.com.



ROOFING

GAHI Limitations for Roof, Guttering and Other Roof  Components

The Inspector is not required to:

  1. Perform tasks that place them in danger or may cause property damage.
  2. Walk on roof.
  3. Inspect or report on accessory items not listed below (such as antennae, solar panels, etc.)
  4. Estimate the remaining life of roof covering, flashing, caulking materials, or other components.
  5. Handle or disturb materials suspected of containing hazardous material.

Styles & Materials
CHIMNEY (exterior):
METAL FLUE PIPE
VIEWED ROOF COVERING FROM:
BINOCULARS
GROUND
ROOF COVERING:
3-TAB FIBERGLASS
ARCHITECTURAL
ROOF STYLE:
HIP
GABLE
ROOF PITCH:
STEEP
SKY LIGHT (S):
NONE
FLASHING:
ALUMINUM

 INNINPCRR
3.0 ROOF COVERINGSX    
3.1 FLASHINGSX  XX
3.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONSX   X
 INNINPCRR
IN=Inspected, NI=Not Inspected, NP=Not Present, C=Code Requirement, RR=Repair or Replace
 Comments:
3.0 Monitor top front gable peak to ensure that it does not split.

3.0 Picture 1
3.1 Chimney is not flashed properly. Recommend"Step and Cap flashing" be installed.

For details and/or examples see photo(s):

CODE ICC R905.2.8.4 Sidewall flashing. Flashing against a vertical sidewall shall be by the step-flashing method. Website: Roof Flashing http://www.ibacos.com/pubs/RoofFlashingGuidelines.pdf

3.1 Picture 1
3.2 Daylight visible around plumbing vent boot.  Recommend having roofer inspect to ensure water tight integrity prior to installation of drywall.

3.2 Picture 1

Please see the entire report for complete information.  If you should have any questions regarding the content or meaning of this report please contact Home Analyst, Inc. by calling 404-978-2266 or you may reach us via email at bruce@yourhomeanalyst.com.



ELECTRICAL SYSTEMS

GAHI Limitations for Electrical

The Inspector is not required to:

  1. Insert any tool, probe or testing device into the main or sub-panels.
  2. Activate electrical systems or branch circuits that are not energized.
  3. Operate overload protection devices except GFCI and AFCI breakers.
  4. Move objects to gain access to electrical outlets. switches or panels etc.
  5. Inspect equipment that is not readily accessible or dismantle equipment or components.
  6.  Remove switch or receptacle covers nor unplug or disconnect electrical devices.
  7. Test GFCI or AFCI devices by any means other than that provided by the manufacturer.
  8. Test GFCI or AFCI devices when in the inspector's opinion doing so could endanger persons or damage property.
  9. Test a smoke detector by any means other than that provided by the manufacturer.

Styles & Materials
ELECTRICAL CONDUCTORS:
BELOW GROUND
ALUMINUM
220 VOLTS
PANEL TYPE:
CIRCUITS
BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING METHODS:
ROMEX

 INNINPCRR
4.0 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELSX  XX
4.1 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGEX   X
4.2 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  XX
 INNINPCRR
IN=Inspected, NI=Not Inspected, NP=Not Present, C=Code Requirement, RR=Repair or Replace
 Comments:
4.0 Ground wire and or ground rods are exposed and not protected from physical damage.  Recommend lowering rods and trenching area until electrical inspections are complete and back filling to protect the grounding system or taking other measures to meet the NEC / ICC code listed below.

CODE ICC E3508.2.2 Installation.  The electrode shall be installed such that at least 8 feet of length is in contact with the soil.  It shall be driven to a depth of not less than 8 feet except that, where rock bottom is encountered, the electrode shall be driven at an oblique angle not to exceed 45 degrees from the vertically or shall be buried in a trench that is at least 2.5 feet deep.  The upper end of the electrode shall be flush with or below ground level unless the above ground end and the grounding electrode conductor attachment are protected against physical damage.



4.0 Picture 1
4.1 Branch wiring is resting on master bedroom fireplace vent connector.  See photo.  Reroute conductor to ensure proper clearance.

4.1 Picture 1
4.2

Jetted tub motor is not bonded to hot and cold water lines.  Recommend bonding prior to drywall installation.

Code IRC / NEC E3509.1 General. Bonding shall be provided where necessary to ensure electrical continuity and the capacity to conduct safely any fault current likely to be imposed.

Code IRC / NEC E3509.4.4 Other devices. Equipment shall be bonded by approved devices, such as bonding-type locknuts and bushings.

 

For details and/or examples see photo(s):



4.2 Picture 1
4.2 Picture 2

Please see the entire report for complete information.  If you should have any questions regarding the content or meaning of this report please contact Home Analyst, Inc. by calling 404-978-2266 or you may reach us via email at bruce@yourhomeanalyst.com.



HEATING

GAHI Limitations for Heating and Cooling Equipment and Systems

The Inspector is not required to:

  1. Ignite or extinguish fires, disassemble flue piping, determine draft characteristics, or move fireplace inserts or stoves or firebox contents.
  2. Activate equipment that has been "shut-down" or will not respond to thermostat controls or otherwise deactivated.
  3. Operate cooling equipment when the ambient temperature has been less than 65 F within the previous 24 hours.
  4. Access equipment by any means other than panels provided by the manufacturer for inspection and/or service.
  5. Determine the efficiency of the system or distribution or equipment.
  6. Inspect or report on humidifiers or electronic air cleaners.
  7. Inspect the interior of flues or chimneys that are not readily accessible.
  8. Inspect fire screens or doors, seals or gaskets, mantles and surround, make up air devices or heat distribution assist systems.

 
 INNINPCRR
5.0 CHIMNEYS, FLUES AND VENTSX  XX
 INNINPCRR
IN=Inspected, NI=Not Inspected, NP=Not Present, C=Code Requirement, RR=Repair or Replace
 Comments:

5.0

Vent connector (flue pipe) for the master bedroom fireplace does not have adequate upward slope.

Code ICC RG2426.10.8 (§FG503.10.8) Slope. A vent connector shall be installed without any dips or sags and shall slope upward toward the vent or chimney at least 0.25 inch per foot (6.35 mm/305 mm).



5.0 Picture 1

Please see the entire report for complete information.  If you should have any questions regarding the content or meaning of this report please contact Home Analyst, Inc. by calling 404-978-2266 or you may reach us via email at bruce@yourhomeanalyst.com.



INSULATION AND VENTILATION

GAHI Limitations for Insulation and Ventilation

The Inspector is not required to:

  1. Evaluate ventilation Adequacy by any means other than visual.
  2. Evaluate the efficiency of insulation.

Styles & Materials
ATTIC VENTILATION:
RIDGE VENTS
SOFFIT VENTS
PASSIVE

 INNINPCRR
6.0 VENTILATION OF ATTIC AND FOUNDATION AREASX   X
 INNINPCRR
IN=Inspected, NI=Not Inspected, NP=Not Present, C=Code Requirement, RR=Repair or Replace
 Comments:
6.0 Recommend installing strip soffit vents and insulation shields to ensure that the space between the roof decking and insulation in the sunroom will properly vent.  Current construction will allow for only a few of the rafter channels to be vented.

6.0 Picture 1
6.0 Picture 2

Please see the entire report for complete information.  If you should have any questions regarding the content or meaning of this report please contact Home Analyst, Inc. by calling 404-978-2266 or you may reach us via email at bruce@yourhomeanalyst.com.


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Summary of Inspection Report


Home Analyst, Inc.

P.O. Box 670774
Marietta, GA 30066
404-978-2266
Bruce@yourhomeanalyst.com

Customer
Thomas Hombuyer

Property Address
5875 New Home Court
Lot #99
Marietta, GA 30066
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.

STRUCTURAL COMPONENTS
1.0 FOUNDATIONS (Structural)
 Inspected, Code Requirement, Repair or Replace
 
Narrow exterior wall(s) require specialized construction, bracing and anchorage to lower levels and to the foundation.  Modify existing short wall sections to comply with the code to ensure proper performance of wall(s) in high wind situations for the following locations:  Garage door walls

For details and/or examples see photo(s):

Code ICC R 602.10.6 Alternate braced wall panels. Alternate braced wall lines constructed in accordance with one of the following provisions shall be permitted to replace each 4 feet of braced wall panel as required by Section R602.10.4:

1. In one-story buildings, each panel shall have a length of not less than 2 feet 8 inches and a height of mot more than 10 feet.  Each panel shall be sheathed on one face with 3/8-inch-minimum-thickness wood structural panel sheathing nailed with 8d common or galvanized box nails in accordance with Table R602.3(1) and blocked at all wood structural panel sheathing edges.  Two anchor bolts installed in accordance with Figure R403.1(1) shall be provided in each panel.  Anchor bolts shall be placed at panel quarter points.  Each panel end stud shall have a tie-down device fastened to the foundation, capable of providing an uplift capacity of at least 1,800 pounds. The tie-down device shall be installed in accordance with the manufacturer's recommendations.  The panel shall be supported directly on a foundation or on floor framing supported directly on a foundation which is continuous across the entire length of the braced wall line.  This foundation shall be reinforced with not less than one No. 4 bar top and bottom.  When the continuous foundation is required to have a depth greater than 12 inches, a minimum 12 inch continuous footing to turned down slab edge is permitted at door openings in the braced wall line.  This continuous footing or turned down slab edge shall be reinforced with not less than one No. 4 bar top and bottom.  This reinforcement shall be lapped 15 inches with the reinforcement required in continuous foundation located directly under the braced wall line.

2. In the first story of two-story buildings, each braced wall panel shall be in accordance with Item 1 above, except that the wood structural panel sheathing shall be provided on both faces. at least there anchor bolts shall be placed at one-fifth points, and tie-down device uplift capacity shall not be less than 3.000 pounds.
 
Foundation form boards have not been removed.  This can attract termites and other detrimental biological life forms to the house.  Remove all form boards from the foundation.

CODE ICC R408.8 Removal of debris.  The under-floor grade shall be cleaned of all vegetation and organic material.  All wood forms used for placing concrete shall be removed before a building is occupied or used for any purpose.  All construction materials shall be removed before a building is occupied or used for any purpose.
 
Foundation anchor straps are not properly installed at several locations.  Ensure all foundation anchors are installed and properly connected.

CODE ICC R403.1.6 Foundation anchorage.  The wood sole plate at exterior wall on monolithic slabs and wood sill plate shall be anchored to the foundation with anchor bolts spaced a maximum of 6 feet on center.  Anchor bolts shall also be located within 12 inches from the ends of each plate section. Bolts shall be at least 1/2 inch in diameter and shall extend a minimum of 7 inches into masonry or concrete.  Interior bearing wall sole plates on monolithic slab foundations shall be positively anchored with approved fasteners.  A nut and washer shall be tightened on each bolt to the plate.  Sills and sole plates shall be protected against decay and termites where required by Sections R322 and R323. 

Exception:  foundation anchor straps, spaced as required to provide equivalent anchorage to 1/2-inch-diameter anchor bolts.

Note: Simpson Strong tie require the use of #10 d galvanized 1 1/2 inch nails to be used.  These can be readily identified by a 10 stamped on the nail head.  These nails have stronger heads than normal framing, roofing or sheathing, nails.

Website: Simpson Strong Tie. Joist Hangers, Tie Downs and Wall Anchorshttp://www.strongtie.com/

For details and/or examples see photo(s):
 
Remove foundation form strap projections and seal ends with waterproof cement.
1.1 FLOORS (Structural)
 Inspected, Code Requirement, Repair or Replace
 
Draftstopping was not observed. It should be noted that specific area calculations were not made, however according to the information given by the client each floor level has approximately 1,500 square feet.  Insure that draftstopping is installed to comply with the following code. 

CODE ICC R502.12 Draftstoppining required.  When there is usable space both above and below the concealed space of a floor/ceiling assembly, draftstops shall be installed so that the area of the concealed spaced does not exceed 1,000 square feet.  Draftstopping shall divide the concealed space into approximately equal areas.  Where the assembly is enclosed by a floor membrane above and a ceiling membrane below draftstopping shall be provided in floor/ceiling assemblies under the following circumstances:

1. Ceiling is suspended under the floor framing.

2.  Floor framing is constructed of truss-type open-web or perforated members.

R.502.12.1  Materials.  Draftstopping materials shall be no less than 1/2-inch gypsum board, 3/8-inch wood structural panels, 3/8-inch Type 2-M-W particle board or other approved materials and adequately supported.  Draftstopping shall be installed parallel to the floor framing members unless otherwise approved by the building official.  The integrity of all draftstopping shall be maintained.
 
Joist hangers were found missing in multiple locations including, but not limited to: Sunroom to house band joist, (unable to view sunroom exterior wall floor joist to sunroom band joist connection recommend removing plywood panels and verifying proper installation of joist hangers)
 
Joist hangers were not properly nailed in several locations:  See photos for examples.  Ensure that all joist hangers are completely nailed as per manufacturer's (Simpson Strong Tie) instructions.

Website: Simpson Strong Tie. Joist Hangers, Tie Downs and Wall Anchorshttp://www.strongtie.com/
 

Damaged trusses were found above the upstairs bathroom.  See photos for locations.  Have the truss manufacturer submit in writing a diagram for the specific repair or have a qualified structural engineer design a repair.

Code ICC RR502.8.2 Engineered wood products. Cuts, notches and holes bored in trusses, laminated veneer lumber, glue-laminated members or I-joists are not permitted unless the effects of such penetrations are specifically considered in the design of the member.
1.2 WALLS (Structural)
 Inspected, Code Requirement, Repair or Replace
 
Ensure all through floor penetrations (pipe, wires, etc.) are sealed with an approved fire-resistant sealant or other methods to provide fireblocking.  This is usually done at or just prior to installation of insulation.

CODE ICC R602.8 Fireblocking required.  Fireblocking shall  be provided to cut off all concealed draft openings(both vertical and horizontal) and to form an effective fire barrier between stories and between a top story and the roof space. 

Fireblocking shall be provided in wood-frame construction in the following locations:

  1. In concealed spaces of stud walls and partitions, including furred spaces, at the ceiling and floor level and at 10 foot intervals both vertical and horizontal.  Batts or blankets of mineral or glass fiber or other approved non-rigid materials shall be allowed as fireblocking in walls constructed using parallel rows of studs or staggered studs.
  2. At all interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop ceilings and cove ceilings.
  3. In concealed spaces between stair stringers at the top and bottom of the run.  Enclosed spaces under stairs shall comply with Section R314.8.
  4. At openings around vents, pipes, and ducts at ceilin and floor level, with an approved materials to resist the free passage of flame and products of combustion.
  5. For the fireblocking of chimneys and fireplaces, see Section R1001.16
  6. Fireblocking of cornices of a two-family dwelling is required at the line of dwelling unit separation.

For details and/or examples see photo(s):
 
Ensure hat areas shone in photo between the right garage attic and the floor /ceiling floor joists are properly sealed to provide fire blocking and prevent air from attic moving through joists for concern of heat and cooling / insulation.
 
Framing members are cut too short and do not properly transmit load to lower structural elements.  Replace, shim or make repairs as necessary.CODE ICC R601.2 Requirements.  Wall construction shall be capable of accommodating all loads imposed according to Section R301 and of transmitting the resulting loads to the supporting structural elements.
 
Replace missing, damaged, removed or overstrained studs.

ICC CODE R602.3.1 Stud Spacing.  In bearing walls, studs that are not more than 10 feet in length shall be spaced not more than is specified in Table R602.3.(5).  In bearing walls, studs that are more than 10 feet in height shall be spaced not more than specified in Table R602.3.1.
 
Header is missing above the master bedroom fireplace. Recommend engineered design to ensure proper load transfer to other structural members.

CODE ICC R601.2 Requirements.  Wall construction shall be capable of accommodating all loads imposed according to Section R301 and of transmitting the resulting loads to the supporting structural elements.
 
Header over arched window does not rest on jack studs.  Recommend replacing header with a header that will span existing opening and be supported by full length king and jack studs.

Code ICC RR602.3 Design and construction. Exterior walls of wood-frame construction shall be designed and constructed in accordance with the provisions of this chapter and Figure RR602.3(1) and Figure RR602.3(2) or in accordance with AF&PA's NDS. Components of exterior walls shall be fastened in accordance with Table RR602.3(1) through §RR602.3(4).
 
Load bearing walls are not properly cross-braced in the basement area.  Bowing some studs were noted. 

CODE ICC R602.4 Interior load-bearing walls.  Interior load-bearing walls shall be constructed, framed and fireblocked as specified for exterior walls.

Code IRC R602.10 Wall bracing. Walls shall be braced in accordance with this section. For buildings in Seismic Design Categories D1 and D2, walls shall be constructed in accordance with the additional requirements of Sections R602.10.9 and R602.11.

Code IRC R602.10.1Braced wall lines.Braced wall lines shall consist of braced wall panel construction methods in accordance with Section R602.10.3. The amount and location of bracing shall be in accordance with Table R602.10.3 and the amount of bracing shall be the greater of that required by the Seismic Design Category or the design wind speed. Braced wall panels shall begin no more than 12.5 feet (3810 mm) from each end of a braced wall line. Braced wall panels that are counted as part of a braced wall line shall be in line, except that offsets out-of-plane of up to 4 feet (1219 mm) shall be permitted provided that the total out-to-out offset dimension in any braced wall line is not more than 8 feet (2438 mm).  A designed collector shall be provided if the bracing begins more than 12 feet (3658 mm) from each end of a braced wall line.
1.3 CEILINGS (Structural)
 Inspected, Repair or Replace
 
Bottom board under header in foyer is bowing and should be secured to the framing members above to prevent cracking of drywall.  See photo.
1.4 ATTIC AND ROOF STRUCTURE
 Inspected, Code Requirement, Repair or Replace
 
Ridge board and multiple rafters are not supported properly.  Located above the family room bow window.  See photo.

ICC CODE R802.3 Framing details.  Rafters shall be framed to ridge board or to each other with a gusset plate as a tie.  Ridgeboard shall be at least 1-inch nominal thickness and not less in depth than the cut end of the rafter.  At all valleys and hips there shall be a valley or hop rafter not less than 2-inches nominal thickness and not less in depth than the cut end of the rafter.  Hip and valley rafters shall be supported at the ridge by a brace to a bearing partition or be designed to carry and distribute the specific load at that point.  Where the roof pitch is less than three units vertical in 12 units horizontal , structural members that support rafters and ceiling joists, such as ridge beams, hips and valleys, shall be designed as beams.

EXTERIOR
2.0 WALL CLADDING, FLASHING AND TRIM
 Inspected, Code Requirement, Repair or Replace
 
Weep holes are missing above lintels were stone works is placed. 

For details and/or examples see photo(s):

CODE ICC R703.7.5 Flashing.  Flashing shall be located beneath the first course of masonry above finished ground level above the foundation wall or slab and at other point of support, including structural floors, shelf angles and lintels when masonry veneers are designed in accordance with Section R703.7.  See Section R703.8 for additional requirements.

CODE ICC R703.7.6 Weepholes.  Weepholes shall be provided in the outside wythe of masonry walls at a maximum spacing of 33 inches on center.  Weepholes shall not be less than 3/16 inch in diameter.  Weepholes shall be located immediately above the flashing.

CODE ICC R703.8 Flashing.  Approved corrosion-resistive flashing shall be provided in the exterior wall envelope in such a manner as to prevent entry of water into the wall cavity or penetration of water to the building structural framing components.  The flashing shall extend to the surface of the exterior wall finish and shall be installed to prevent water from reentering the exterior wall envelope.  Approved corrosion-resistant flashings shall be installed at all of the following locations:

  1. At top of all exterior window and door openings in such a manner as to be leakproof, except that self-flashing windows having a continuous lap of not less than 1 1/8 inches over the sheathing material around the perimeter of the opening, including corners, do not require additional flashing; jamb flashing may also be omitted when specifically approved by the building official.
  2. At the intersection of chimneys or other masonry construction with frame or stucco walls, with projecting lips on both sides under stucco copings.
  3. Under and at the ends of masonry, wood or metal copings and sills.
  4. Continuously above all projecting wood trim.
  5. Where exterior porches, decks or stairs attach to a wall or floor assembly of wood-frame construction.
  6. At wall and roof intersections.
  7. At built-in gutters.
2.1 WINDOWS
 Inspected, Repair or Replace
 
Multiple window were found to be significantly out of square.  Weather-stripping would not seal the resulting gaps found at both top sash and bottom sash locations. It was noted on the window that failure to properly square and shim windows will void the manufacturer's warranty.  Adjust window frames to square conditions so as to comply with manufacture's warranty and windows will properly close and seal.
 
Top window sash springs at near right rear corner will not support the sash.  Repair or replace to ensure proper operation.
2.2 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building and it's systems)
 Inspected, Code Requirement, Repair or Replace
 
Erosion is present in the back yard area with significant rutting of hill sides and deposition of sediment in the back yard area.  Ensure that grading measures are made to comply with the following code.

CODE ICC R401.3 Drainage. Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard.  Lots shall be graded so as to drain surface water away from foundation walls.  The grade away from foundation walls shall fall a minimum of 6 inches within the first 10 feet.

Exception:  Where lot lines, walls, slopes or other physical barriers prohibit 6 inches of fall within 10 feet, drains or swales shall be provided to ensure drainage away from the structure.
2.3 FOUNDATION DRAIN
 Inspected, Code Requirement, Repair or Replace
 
The foundation drain at left rear corner is not visible.  Take action as necessary to ensure that the foundation drains are open and will drain by gravity.  These drains provide a means for water pressure to be relieved from the foundation.  Failure to leave the foundation drains open may cause flooding of the basement.

CODE ICC R405.1 Concrete or masonry foundations.  Drains shall be provided around all concrete or masonry foundations that retain earth and enclose habitable or useable spaces located below grade.  Drainage tiles, gravel or crushed stone drains, perforated pipe or other approved systems or materials shall be installed at or below the area to be protected and shall discharge by gravity or mechanical means into an approved drainage system.  Gravel or crushed stone drains shall extend at least 1 foot beyond the outside edge of the footing and 6 inches above the top of the footing and be covered with an approved filter membrane material.  The top of open joints of drain tiles shall be protected with strips of building paper, and the drainage tiles or perforated pipe shall be placed on a minimum of 2 inches of washed gravel or crushed rock at least one seive size larger than the tile joint opening or perforation and covered with not less than 6 inches of the same material.
 
Repair / Replace damaged foundation drain at right side of the house.

For location(s) see photo(s):

ROOFING
3.1 FLASHINGS
 Inspected, Code Requirement, Repair or Replace
 
Chimney is not flashed properly. Recommend"Step and Cap flashing" be installed.

For details and/or examples see photo(s):

CODE ICC R905.2.8.4 Sidewall flashing. Flashing against a vertical sidewall shall be by the step-flashing method. Website: Roof Flashing http://www.ibacos.com/pubs/RoofFlashingGuidelines.pdf
3.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
 Inspected, Repair or Replace
 
Daylight visible around plumbing vent boot.  Recommend having roofer inspect to ensure water tight integrity prior to installation of drywall.

ELECTRICAL SYSTEMS
4.0 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 Inspected, Code Requirement, Repair or Replace
 
Ground wire and or ground rods are exposed and not protected from physical damage.  Recommend lowering rods and trenching area until electrical inspections are complete and back filling to protect the grounding system or taking other measures to meet the NEC / ICC code listed below.

CODE ICC E3508.2.2 Installation.  The electrode shall be installed such that at least 8 feet of length is in contact with the soil.  It shall be driven to a depth of not less than 8 feet except that, where rock bottom is encountered, the electrode shall be driven at an oblique angle not to exceed 45 degrees from the vertically or shall be buried in a trench that is at least 2.5 feet deep.  The upper end of the electrode shall be flush with or below ground level unless the above ground end and the grounding electrode conductor attachment are protected against physical damage.
4.1 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
 Inspected, Repair or Replace
 
Branch wiring is resting on master bedroom fireplace vent connector.  See photo.  Reroute conductor to ensure proper clearance.
4.2 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, Code Requirement, Repair or Replace
 

Jetted tub motor is not bonded to hot and cold water lines.  Recommend bonding prior to drywall installation.

Code IRC / NEC E3509.1 General. Bonding shall be provided where necessary to ensure electrical continuity and the capacity to conduct safely any fault current likely to be imposed.

Code IRC / NEC E3509.4.4 Other devices. Equipment shall be bonded by approved devices, such as bonding-type locknuts and bushings.

 

For details and/or examples see photo(s):

HEATING
5.0 CHIMNEYS, FLUES AND VENTS
 Inspected, Code Requirement, Repair or Replace
 

Vent connector (flue pipe) for the master bedroom fireplace does not have adequate upward slope.

Code ICC RG2426.10.8 (§FG503.10.8) Slope. A vent connector shall be installed without any dips or sags and shall slope upward toward the vent or chimney at least 0.25 inch per foot (6.35 mm/305 mm).

INSULATION AND VENTILATION
6.0 VENTILATION OF ATTIC AND FOUNDATION AREAS
 Inspected, Repair or Replace
 
Recommend installing strip soffit vents and insulation shields to ensure that the space between the roof decking and insulation in the sunroom will properly vent.  Current construction will allow for only a few of the rafter channels to be vented.

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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Addendum: Useful Information for the Buyer


Home Analyst, Inc.

P.O. Box 670774
Marietta, GA 30066
404-978-2266
Bruce@yourhomeanalyst.com

Customer
Thomas Hombuyer

Property Address
5875 New Home Court
Lot #99
Marietta, GA 30066
Standards of practiced for the American Society of Home Inspectors (ASHI) and the Georgia Association of Home Inspectors (GAHI) require that only significant defects be listed on home inspections.  Cosmetic, normal wear-and-tear, and other items are not to be listed in an inspection report.  As an added-value service, Home Analyst, Inc. has included this addendum in addition to the Summary.  Items listed in this addendum are for informational purposes only and should not be considered as part of the official inspection as these items would otherwise not be included in this inspection report.  Without this section, this information would be lost and not available to our clients.  You have made a considerable investment in a home inspection; Home Analyst,wants to ensure you receive the most comprehensive information possible from this investment.

STRUCTURAL COMPONENTS
1.0 FOUNDATIONS (Structural)
 Inspected, Code Requirement, Repair or Replace
 
Ensure that when the concrete patio is poured, that proper trenching / holes for footer are made where the support posts for the sun room will bear.

EXTERIOR
2.0 WALL CLADDING, FLASHING AND TRIM
 Inspected, Code Requirement, Repair or Replace
 
Ensure that flexible duct is properly enclosed and insulated.

ROOFING
3.0 ROOF COVERINGS
 Inspected
 
Monitor top front gable peak to ensure that it does not split.


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




Home Analyst, Inc.

P.O. Box 670774
Marietta, GA 30066
404-978-2266
Bruce@yourhomeanalyst.com

Report Attachments

Stud Spacing Table

Wall Bracing Table

Wall Framing



Home Analyst, Inc.

Bruce Rickey
P.O. Box 670774
Marietta, GA 30066
404-978-2266
Bruce@yourhomeanalyst.com


  INVOICE

Home Analyst, Inc.
P.O. Box 670774
Marietta, GA 30066
404-978-2266
Bruce@yourhomeanalyst.com
Inspected By:  Bruce Rickey 		Inspection Date: 9/19/2006
Report ID: 06091901-Framed Home Example

Customer Info: Inspection Property:
Thomas Hombuyer
555 New Home Drive
Alpharetta GA 30055


Customer's Real Estate Professional:

 		 5875 New Home Court
Lot #99
Marietta, GA 30066
 

Inspection Fee:
Service Price Amount Sub-Total
Base Fee 3 bed room 2 bath 275.00 1 275.00
Basement / Crawl Space 50.00 1 50.00
Additional Bedroom / Bonus Room 15.00 3 45.00
Additional Bathroom 15.00 1 15.00
Tax $0.00
Total Price $385.00

Payment Method:Credit Card
Payment Status:Paid At Time Of Inspection
Note:



Client's Name(s): Thomas Hombuyer
Client's Phone Numbers: 770-555-10108 770-555-1011 Client's Email Address: thomashombuyer@yahoo.com
Client's Billing Address: 555 New Home Drive Inspection Address: 5875 New Home Court Lot #99
City, State, Zip: Alpharetta, GA 30055 City, State, Zip: Marietta, GA 30066
Date and Time of Inspection: 9/19/2006 11:24 PM Total Fee: $385.00

This inspection report is a visual inspection of the readily accessible areas of the property listed above, in accordance with the terms and conditions contained in the following Inspection Agreement, which is part of and integral to this report.  Additional items to be inspected, listed above, are also covered by the Inspection Agreement. Failure to attend and participate limits the client’s full benefits of the inspection.   Use of the written report and payment constitutes acceptance of the terms and conditions for non-attending clients.  The inspection is not technically exhaustive and conforms to the Georgia Association of Home Inspectors Standards of Practice.  It is the responsibility of the client to read completely the remarks printed on each page of the report.
INSPECTION AGREEMENT

Home Analyst, Inc. (the Company) agrees to conduct a limited visual inspection for the purpose of informing the Client of defects in the condition of the property, subject to the release and limitation of liability listed below.  The inspection and report(s) are performed for the sole, confidential and exclusive use and possession of the Client.  The written report(s) will include the additional items listed above and the following items only:
Structural Components Exterior Roofing
Plumbing System Electrical System Heating
Central Air Conditioning Interiors Insulation and Ventilation

Built-In Kitchen Appliances

   

It is understood and agreed that this inspection will be of readily accessible areas of the building and is limited to visual observation of apparent conditions existing at the time of the inspection only.  Latent and concealed defects and deficiencies are excluded from the inspection; equipment, items and systems will not be dismantled.  Maintenance and other items may be discussed, but they are not a part of this inspection.  The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind.
The inspection and report do not address and are not intended to address the possible presence of or danger from any potentially harmful substances and environmental hazards including but not limited to mold, radon gas, lead paint, asbestos, urea formaldehyde, toxic or flammable chemicals and water and airborne hazards.  Also excluded are inspections of and reports on swimming pools, wells, septic systems, security systems, central vacuum systems, water softeners, sprinkler systems, fire and safety equipment and the presence or absence of rodents, termites and other pests.
Release and Limitation of Liability

It is understood and agreed that the Company is not an insurer and that the inspection and report are not intended or to be construed as a guarantee or warranty of the adequacy, performance or condition of any structure, item or system at the property address.  The Client hereby releases and exempts the Company and its agents and employees of and from all consequential damage or personal injury of any nature. 
In the event the Company and/or its agents or employees are found liable due to breach of contract, breach of warranty, negligence, negligent misrepresentation, negligent hiring or any other theory of liability, then the liability of the Company and its agents and employees shall be limited to a sum equal to the total fee paid by the customer for each inspection and report.   The Client shall, within one calendar year from the date of the inspection, inform the company in writing of any claims and allow up to five working days for inspection by an authorized representative of the Company, prior to repairing any item in question.  Failure to do so will forfeit all rights against the Company regarding the item in question.
Should any suit or arbitration arise to enforce or interpret this instrument, the prevailing party shall recover all reasonable attorneys’ fees and all costs from the other party.
Client and Company agree that should a court of competent jurisdiction determine and declare that any portion of this Agreement is void, voidable or unenforceable, the remaining provisions and portions shall remain in full force and effect.
Acceptance and understanding of this agreement are hereby acknowledged:

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Home Analyst, Inc.                               Date
________________________________________
Client                                                   Date
SECURITY INSPECTION AGREEMENT
By signing this agreement you authorize Brink’s Home Security to call you at the phone number you have provided to discuss a special alarm system offer.


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Client                                                   Date