Magnolia Home Inspections€¦ · Inspection Company Phone: 601-454-4073 Fax: 601-824-9922...

Home Inspection Report

Magnolia Home Inspections108 Cherry DrBrandon, MS 39042

106 Hampton Ave Madison, MS 39110

Maintenance/Repair SummaryItem in need of Maintenance or Repair, not fully functional and/or requires repair or servicing. Any and all recommendations should be further evaluated/repaired by professionals in the field.

Grounds

1. Landscaping: (Improvement suggested) The lawn sprinkler system was not connected any may not have been started up. Suggest having builder demonstrate proper function.

Exterior

2. Complete viewable Exterior Surface Soffits: (Needed maintenance/repair) Gaps were found in the trim at three locations and should be sealed to prevent entry of wasp or insects. Also, some of the soffit trim above the front porch was bare and not painted. See photos

3. Complete viewable Exterior Surface Windows/Screens: (Missing) No window screens were installed at the time of the inspection.

4. Complete viewable Exterior Surface Exterior Lighting: (Maintenance/repair recommended) 5. Complete viewable Exterior Surface Other Observations: (Flat brick ledge) The brick sill for the large window for

the Breakfast room is flat and should be tilted to allow water to drain. See photos

Air Conditioning

6. (Exterior unit) AC System Electrical Disconnect: (Appears functional) The flexible conduit for the electrical disconnect is loose and should to be secured to the exterior wall.

7. (Exterior unit) AC System Condensate Removal: (Missing) The primary condensate drain piping for the evaporator coil in the attic was missing and should terminate onto a floor drain. Suggest having repaired by a licensed HVAC contractor prior to closing.

8. (Exterior unit) AC System A/C System Operation: (Appears Serviceable) The A/C was not operated due to outside temperature. The A/C should never be tested when outside temperatures have fallen below 50 Degrees within the past 24 hours to avoid possible damage to compressor. Suggest having re-tested by a licensed HVAC contractor prior to closing.

Garage/Carport

9. Attached Garage Door Opener: (Needed Repairs) The opener for the double door was not functioning properly. The remote button had to be held down to operate door. The pressure switches and or light sensors need adjusting.

Kitchen

10. 1st Floor Kitchen Sink: (Functional) The handles for the Kitchen sink are backwards. Suggest having handles properly installed prior to closing. See photo

11. 1st Floor Kitchen Disposal: (Maintenance/repair recommended) The disposal was noisy and smoke was visible when testing. Suggest having disposal replaced before closing.

12. 1st Floor Kitchen Cooking Appliances: (Maintenance/repair recommended) The gas cook top range was loose and needs to be secured to the counter top.

13. 1st Floor Kitchen Dishwasher: (Maintenance/repair recommended) The dishwasher was inoperable at the time of the inspection. Suggest having repaired or replaced and re-tested for proper function prior to closing.

14. 1st Floor Kitchen Lighting & Switches: (Maintenance/repair recommended) One unidentified wall switch was found. Also, the lights for the exhaust vent hood were inoperable.

Laundry Room

15. 1st Floor Laundry Room/Area Washer Hose Connections: (Maintenance/repair recommended) The left (Hot) side faucet for the washer was inoperable and likely due to water supply valve being turned off at the water heater. Suggest having re-tested prior to closing.

Magnolia Home InspectionsSample Inspection Report.inspx 16:58 January 12, 2014

Happy Home BuyerPage 1 of 26

Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.

Maintenance/Repair Summary (Continued)16. 1st Floor Laundry Room/Area Dryer Vent: (Maintenance/repair recommended) The clothes dryer vent is loose

and does not appear to be securely fastened to the exterior wall using all found holes. 17. 1st Floor Laundry Room/Area Laundry Sink/Plumbing: (Maintenance/repair recommended) The laundry sink

was loose and not secured. Also, the left (Hot) side faucet for the sink was inoperable and likely due to water supply valve being turned off at the water heater. Suggest having re-tested prior to closing.

Bathrooms

18. Master Bathroom Walls: (Appears Functional), (Needed Repairs) An open junction box was found on wall in the toilet room and likely intended for a digital temperature control pad for the tankless water heated. Loose wires were found inside the water heater. See photos

19. Master Bathroom Shower/Pan/Surround: (Maintenance/repair recommended) The faucets for the master shower were inoperable and may be due to the hot and cold supply valves being turned off at the water heater due to leaks. Suggest having repaired and re-tested for proper function prior to closing.

20. Master Bathroom Whirlpool Tub: (Fiberglass), (Functional) The access panel(s) in the front of the Whirlpool tub was painted shut and prevented the visual inspection of the pump motor, water supply lines for leaks, electrical wiring, etc. Suggest having repaired and re-inspected prior to closing. See photo

21. Master Bathroom Toilet: (Functional), (Needed repair) The Toilet was loose and not secured to the flooring. Suggest having repaired to help prevent possible leaks. Also, the seat was broke.

22. Front Bathroom Tub/Shower Surround: (Needed repairs) No water pressure was present for the tub and likely due to the supply valve being turned off at the water heater. Suggest having re-tested for proper function prior to closing.

23. Rear Bathroom Plumbing: (Needed repairs) A water leak was found at the drain piping for the sink. see photo 24. Rear Bathroom Tub/Shower Surround: (Needed repairs) No water pressure was present for the tub and likely

due to the supply valve being turned off at the water heater. Suggest having re-tested for proper function prior to closing.

25. Rear Bathroom Toilet: (Functional), (Needed repair) The lid was missing for the toilet tank. 26. Rear Bathroom Other Observations: (Repairs needed) The water supply valve was bent and not installed

properly.

Bedrooms

27. Rear Bedroom Closet: (Functional), Maintenance/repair recommended) The walls in the rear bedroom closet have not being finished. See photo

Fireplace

28. Family Room, Exterior Fireplace Gas Service Line (Metal) A key for the gas control valve for the fireplaces were missing.

Water Heater

29. Exterior wall Water Heater Operation: (Needed Repair) The water heater was not operational at the time of the inspection. Also, leaks were present inside the unit and water supply valves had to be switched off. The contractor that was present stated that something had broken on the inside that may have resulted from recent freezing weather. , Due to the inoperable water heater, it is impossible to determine proper positioning of the Hot & Cold faucets. Suggest having verified prior to closing.

30. Exterior wall Water Heater Water Lines/Connections: (Appears Functional) Openings were present at the bottom of the housing for the water heater and should be properly sealed to prevent moisture enter if leaks occur. NOTE: Due to visible leaks, moisture testing was performed on the interior adjacent walls in the master bathrooms areas. No elevated moisture readings were measured when using moisture meter.




Maintenance/Repair Summary (Continued)31. Exterior wall Water Heater TPRV and Drain Piping: (Missing Pipe) The Temperature Pressure Relief (TPR)

valve is missing required extension piping. The TPR extension piping should terminate to the exterior. Have licensed plumbing contractor make all necessary repairs.

32. Exterior wall Water Heater Electrical: (Needed Repairs) Loose electrical wiring and thermocouple wiring was found inside the water heater and likely intended for a digital control pad to be mounted on wall inside the master bathroom.

Heating System

33. Attic Heating System Heating System Operation: (Attention required) The furnace could not be tested due to the gas line not being connected at the time of the inspection. Suggest having repaired and furnace re-tested for safety and function prior to closing. See photo

Electrical

34. Main Panel-Exterior Wall Electric Panel Breakers: (Appears Functional) Breakers in the Main Electrical panel are not labeled for identification.




Limitations/Not Inspected SummaryItem was unable to be inspected for function or safety reasons or due to lack of power, disconnected or not on or inaccessible at time of inspection.

Structure

1. Floor/Slab: (Concealed)

Air Conditioning

2. (Exterior unit) AC System Evaporator Coil: (Appears Functional), (Concealed)

Plumbing System

3. Limited Acess/View: (Mostly concealed) 4. Main Service Piping: (Concealed)

Water Heater

5. Exterior wall Water Heater Burner: (Concealed)




Table of Contents

Definitions 6

General Information 6

Grounds 7

Roof 8

Structure 9

Exterior 9

Air Conditioning 11

Garage/Carport 12

Kitchen 12

Laundry Room 14

Bathrooms 15

Bedrooms 17

Living Spaces 19

Fireplace 20

Attic Spaces 20

Plumbing System 20

Water Heater 21

Heating System 22

Electrical 23

Helpful Links, Videos, 24




DefinitionsNOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection.

Acceptable Item functional with no obvious signs of defects that immediately effect the functionality or operation. Any and all recommendations should be further evaluated/repaired by professionals in the field.

Maintenance/Repair Item in need of Maintenance or Repair, not fully functional and/or requires repair or servicing. Any and all recommendations should be further evaluated/repaired by professionals in the field.

Potential Safety Hazards Item is unsafe and/or unable to perform its intended function. Any and all recommendations should be further evaluated/repaired by professionals in the field.

Suggested Improvement Item could use improvement, not fully functional and/or requires repair or servicing. Any and all recommendations should be further evaluated/repaired by professionals in the field.

Deferred Cost Items Items that have reached or are reaching their normal life expectancy or show indications that may require repair or replacement anytime during the next five(5) years.

Limitations/Not Inspected Item was unable to be inspected for function or safety reasons or due to lack of power, disconnected or not on or inaccessible at time of inspection.

Not Present Item not present or not found.

General InformationYour Report: This report is intended only as a general guide to help the client make his or her evaluation of the overall condition of the property and is not intended to reflect the value of the premises nor make any representation as to the advisability of purchase. This report is our professional opinion based on the viewable conditions that existed at the exact time of the inspection only. The inspection and report are not intended to be technically exhaustive or to imply that every component was inspected or that every possible defect was discovered. Any and all statements/recommendations within this report should be further evaluated/repaired by professionals in the field. For details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

Property Information

Property Address: 106 Hampton Ave City: Madison State MS Zip 39110 Phone: (601) 956-2222 Fax: (601) 956-6648

Client Information

Client Name: Happy Home Buyer City: Madison State MS Zip 39110

Inspection Company

Inspector Name James Brantley Company Name Magnolia Home Inspections Inspector Name/License: James Brantley, MS License MHIB 0386NH Inspection Company Address: 108 Cherry Dr Inspection Company City: Brandon State MS Zip 39042 Inspection Company Phone: 601-454-4073 Fax: 601-824-9922 Inspection Company E-Mail: [email protected]

Conditions

Others Present: Buyer's Agent and Buyer Property Occupied: No Estimated Age: New Construction Entrance Faces: Southwest




General Information (Continued)Inspection Date: 06/10/2013 Start Time: 8:00am End Time: 11:30am Electric On: Yes Gas/On: Yes Water On: Yes Temperature: 72* F Weather: Cloudy Soil Conditions Dry Space Below Grade: NA Building Type: Single family Garage Attached Sewage Disposal: City How Verified Visual Inspection Water Source: City How Verified Visual Inspection Additions/Modifications: N/A Permits Obtained: N/A

GroundsThis is a visual examination of readily accessible areas and limitations exist, for details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

1. Acceptable Side Walks: (Appears Satisfactory) 2. Acceptable Driveway/Parking: (Appears Satisfactory) 3. Acceptable Porch/Patio: (Appears Satisfactory) 4. Acceptable Grading: (Appears Functional) 5. Maintenance/Repair Landscaping: (Improvement suggested) The lawn

sprinkler system was not connected any may not have been started up. Suggest having builder demonstrate proper function.

6. Acceptable Vegetation: (Shrubs) 7. Acceptable Drainage/Swales: (Appears functional) The left side of

the yard appeared to be low and may prevent proper drainage. Suggest monitoring this area and correction made if water settling is discovered after rains.




Grounds (Continued)8. Acceptable Hose Bibs: (Appears Functional) Suggest installing

Anti-Siphon devices onto the exterior hose bibs; usually required on all new construction properties.

RoofThe 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. Life expectancy of the roof covering can not be determined by the inspector. Proper shingle installation is beyond the scope of the inspection. The inspector cannot conclusively state whether there is now or has been leakage in the past or that all conditions are such that the roof won't leak in the future. This is a visual examination of readily accessible areas and limitations exist, for details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

(Partially Viewable) Roof Surface 1. Overview: 2. Type: (Hip) 3. Approximate Age: < 1 year 4. Method of Inspection: (Ground level with binoculars) 5. Acceptable Roof Visibility/Access: (Due to height and steep Pitch) The roof inspection was

limited from the ground. Due to the steep pitch most of the roof surface was visible. 6. Acceptable Material: (Architectural Asphalt Shingle) 7. Acceptable Condition: Appears Satisfactory 8. Acceptable Flashing: (Appears functional) 9. Acceptable Valleys: (Appear functional)

10. Acceptable Plumbing Vents: (Appears functional) 11. Acceptable Ventilation System: (Appears functional)




StructureThe 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. Inspection is based on normal building practices for homes of similar construction and age. As per the scope of this inspection, we do not determine structural integrity, proper joist span or spacing. Wood rot is beyond the scope of this inspection. For details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

1. Acceptable Structure Type: (Wood Frame) 2. Acceptable Foundation: (Slab) 3. Acceptable Joists/Trusses: (Stick lumber) 4. Limitations/Not Inspected Floor/Slab: (Concealed)

ExteriorThe 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. This is a visual examination of readily accessible areas and limitations exist, for details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

Complete viewable Exterior Surface 1. Overview: 2. Acceptable Type: (Appears Satisfactory), (Brick) 3. Acceptable Condition (Appears Satisfactory) 4. Acceptable Fascia: (Appears Satisfactory) 5. Maintenance/Repair Soffits: (Needed maintenance/repair) Gaps were found in the trim at three locations

and should be sealed to prevent entry of wasp or insects. Also, some of the soffit trim above the front porch was bare and not painted. See photos




Exterior (Continued)Soffits: (continued)

6. Acceptable Siding/Trim: (Appears Satisfactory) 7. Maintenance/Repair Windows/Screens: (Missing) No window screens were installed at the time of the

inspection. 8. Acceptable Window Shutters: (Appears Satisfactory) 9. Acceptable Caulking/Sealing: (Appears functional)

10. Maintenance/Repair Exterior Lighting: (Maintenance/repair recommended)

11. Acceptable Exterior Receptacles: (Appears Functional) 12. Acceptable Entry Doors: (Functional) 13. Acceptable Door Weatherstripping: (Appears functional) 14. Acceptable Door Bell: (Functional) 15. Maintenance/Repair Other Observations: (Flat brick ledge) The brick sill for the large window for the

Breakfast room is flat and should be tilted to allow water to drain. See photos




Air ConditioningThe home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. Weather permitting; we will operate either the heating or A/C units in their respective modes. DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE, INCLUDING HEATERS AND HEAT EXCHANGERS, IS BEYOND THE SCOPE OF THIS REPORT. This is a visual examination of readily accessible areas and limitations exist, for details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

(Exterior unit) AC System 1. Approx. Age: (New) 2. Manufacturer: Goodman 3. Model No: GSX130601BB Serial No: N/A 4. Type: (Central A/C) Capacity: 5 ton 5. Acceptable Exterior Condensing Unit: (Appears serviceable) 6. Maintenance/Repair Electrical Disconnect: (Appears functional) The flexible

conduit for the electrical disconnect is loose and should to be secured to the exterior wall.

7. Acceptable Refrigerant Lines: (Appears Functional) 8. Limitations/Not Inspected Evaporator Coil: (Appears Functional), (Concealed) 9. Maintenance/Repair Condensate Removal: (Missing) The primary

condensate drain piping for the evaporator coil in the attic was missing and should terminate onto a floor drain. Suggest having repaired by a licensed HVAC contractor prior to closing.

10. Maintenance/Repair A/C System Operation: (Appears Serviceable) The A/C was not operated due to outside temperature. The A/C should never be tested when outside temperatures have fallen below 50 Degrees within the past 24 hours to avoid possible damage to compressor. Suggest having re-tested by a licensed HVAC contractor prior to closing.




Garage/CarportThis is a visual examination of readily accessible areas and limitations exist, for details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf Safety reversing devices should be checked monthly for proper operation.

Attached Garage 1. Overview Picture: 2.3. Type of Structure: (Wood frame) Car Spaces: 2 4. Maintenance/Repair Door Opener: (Needed Repairs) The opener for the double door was not functioning

properly. The remote button had to be held down to operate door. The pressure switches and or light sensors need adjusting.

5. Acceptable Roof Structure: (Appears Functional) 6. Acceptable Siding/Trim: (Appears Functional) 7. Acceptable Floor/Foundation: (Typical cracking) 8. Acceptable Ceiling: (Appears Functional) 9. Acceptable Walls: (Appears Functional)

10. Acceptable Steps: (Appears Satisfactory) 11. Acceptable Storage room: (Functional) 12. Acceptable Electrical: (Functional) 13. Acceptable Lighting & Switches (Functional) 14. Acceptable Entry Doors: (Fire Rated) 15. Acceptable Windows: (Appears Functional) 16. Acceptable Fire Separation: (Appears Functional)

KitchenThe home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable. www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

1st Floor Kitchen 1. Overview Picture: 2. Acceptable Ceiling: (Appears Functional) 3. Acceptable Walls: (Appears Functional) 4. Acceptable Floor: (Functional) 5. Acceptable Doors: (Functional) 6. Acceptable Windows: (Functional) 7. Maintenance/Repair Sink: (Functional) The handles for the Kitchen sink are

backwards. Suggest having handles properly installed prior to closing. See photo

8. Acceptable Faucet/Sprayer (Functional)




Kitchen (Continued)9. Maintenance/Repair Disposal: (Maintenance/repair recommended) The

disposal was noisy and smoke was visible when testing. Suggest having disposal replaced before closing.

10. Acceptable Plumbing: (Functional) 11. Maintenance/Repair Cooking Appliances: (Maintenance/repair recommended) The gas cook top range

was loose and needs to be secured to the counter top. 12. Acceptable Microwave: (Functional) 13. Acceptable Vent Fan/Exhaust Hood: (Functional) 14. Maintenance/Repair Dishwasher: (Maintenance/repair recommended) The dishwasher was inoperable at

the time of the inspection. Suggest having repaired or replaced and re-tested for proper function prior to closing.

15. Acceptable HVAC Source: (Functional) 16. Acceptable Electrical: (Functional) 17. Maintenance/Repair Lighting & Switches: (Maintenance/repair recommended) One unidentified wall switch

was found. Also, the lights for the exhaust vent hood were inoperable.

18. Acceptable Counter Tops: (Functional) 19. Acceptable Cabinets: (Functional) 20. Acceptable Pantry/Closet: (Functional)




Laundry Room 1st Floor Laundry Room/Area 1. Overview Picture: 2. Acceptable Ceiling: (Appears Functional) 3. Acceptable Walls: (Appears Functional) 4. Acceptable Floor: (Appears Functional) 5. Acceptable Lighting & Switches (Functional) 6. Acceptable Electrical: (Functional) 7. Acceptable Doors: (Appears Functional) 8. Maintenance/Repair Washer Hose Connections: (Maintenance/repair

recommended) The left (Hot) side faucet for the washer was inoperable and likely due to water supply valve being turned off at the water heater. Suggest having re-tested prior to closing.

9. Acceptable Washer Drain: (Appears Functional) The Cover for the washing machine drain should be removed prior to closing. This cover is used to prevent construction debris from entering and sewer gases from escaping into home. See photo

10. Maintenance/Repair Dryer Vent: (Maintenance/repair recommended) The clothes dryer vent is loose and does not appear to be securely fastened to the exterior wall using all found holes.

11. Acceptable HVAC Source: (Present) 12. Acceptable Closet: (Functional) 13. Maintenance/Repair Laundry Sink/Plumbing: (Maintenance/repair

recommended) The laundry sink was loose and not secured. Also, the left (Hot) side faucet for the sink was inoperable and likely due to water supply valve being turned off at the water heater. Suggest having re-tested prior to closing.




BathroomsPlumbing problems may exist or develop that may not be detected during the inspection. For details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

Master Bathroom 1. Overview Picture: 2. Acceptable Ceiling: (Appears Functional) 3. Maintenance/Repair Walls: (Appears Functional), (Needed Repairs) An open junction box was found on

wall in the toilet room and likely intended for a digital temperature control pad for the tankless water heated. Loose wires were found inside the water heater. See photos

4. Acceptable Floor: (Appears Functional) 5. Acceptable Windows: (Functional) 6. Acceptable Lighting & Switches (Functional) 7. Acceptable Closet: (Functional) 8. Acceptable Doors: (Functional) 9. Acceptable Electrical: (Functional)

10. Acceptable Vanity: (Functional) 11. Acceptable Sinks: (Functional) 12. Acceptable Plumbing: (Functional) 13. Acceptable Tub/Shower Surround: (Functional) 14. Maintenance/Repair Shower/Pan/Surround: (Maintenance/repair recommended) The faucets for the

master shower were inoperable and may be due to the hot and cold supply valves being turned off at the water heater due to leaks. Suggest having repaired and re-tested for proper function prior to closing.

15. Maintenance/Repair Whirlpool Tub: (Fiberglass), (Functional) The access panel(s) in the front of the Whirlpool tub was painted shut and prevented the visual inspection of the pump motor, water supply lines for leaks, electrical wiring, etc. Suggest having repaired and re-inspected prior to closing. See photo

16. Maintenance/Repair Toilet: (Functional), (Needed repair) The Toilet was loose and not secured to the flooring. Suggest having repaired to help prevent possible leaks. Also, the seat was broke.

17. Acceptable HVAC Source: (Present) 18. Acceptable Ventilation: (Functional) Front Bathroom 19. Overview Picture:




Bathrooms (Continued)20. Acceptable Ceiling: (Appears Functional) 21. Acceptable Walls: (Appears Functional) 22. Acceptable Floor: (Appears Functional) 23. Acceptable Windows: (Functional) 24. Acceptable Lighting & Switches (Functional) 25. Acceptable Closet: (Functional) 26. Acceptable Doors: (Functional) 27. Acceptable Electrical: (Functional) 28. Acceptable Vanity: (Functional) 29. Acceptable Sinks: (Functional) 30. Acceptable Plumbing: (Functional) 31. Maintenance/Repair Tub/Shower Surround: (Needed repairs) No water pressure was present for the tub

and likely due to the supply valve being turned off at the water heater. Suggest having re-tested for proper function prior to closing.

32. Acceptable Toilet: (Functional) 33. Acceptable HVAC Source: (Present) 34. Acceptable Ventilation: (Functional) Rear Bathroom 35. Overview Picture: 36. Acceptable Ceiling: (Appears Functional) 37. Acceptable Walls: (Appears Functional) 38. Acceptable Floor: (Appears Functional) 39. Acceptable Windows: (Functional) 40. Acceptable Lighting & Switches (Functional) 41. Acceptable Closet: (Functional) 42. Acceptable Doors: (Functional) 43. Acceptable Electrical: (Functional) 44. Acceptable Vanity: (Functional) 45. Acceptable Sinks: (Functional) 46. Maintenance/Repair Plumbing: (Needed repairs) A water leak was found at

the drain piping for the sink. see photo

47. Maintenance/Repair Tub/Shower Surround: (Needed repairs) No water pressure was present for the tub and likely due to the supply valve being turned off at the water heater. Suggest having re-tested for proper function prior to closing.




Bathrooms (Continued)48. Maintenance/Repair Toilet: (Functional), (Needed repair) The lid was

missing for the toilet tank.

49. Acceptable HVAC Source: (Present) 50. Acceptable Ventilation: (Functional) 51. Maintenance/Repair Other Observations: (Repairs needed) The water

supply valve was bent and not installed properly.

BedroomsThe 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. This is a visual examination of readily accessible areas and limitations exist within the scope. Personal items, furniture and window dressings including blinds will not be moved and will limit the inspectors ability to completely view windows, walls and floors. For details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

Master Bedroom 1. Overview Picture: 2. Acceptable Ceiling: (Appears Functional) 3. Acceptable Ceiling Fan: (Appears Functional) 4. Acceptable Walls: (Appears Functional) 5. Acceptable Floor: (Appears Functional) 6. Acceptable Lighting & Switches (Functional) 7. Acceptable Closet: (Functional) 8. Acceptable Doors: (Functional) 9. Acceptable Windows: (Functional)

10. Acceptable Electrical: (Functional) 11. Acceptable HVAC Source: (Present) 12. Acceptable Smoke Detector: (Present) 13. Acceptable Bedroom Egress: (Present) Front Bedroom 14. Overview Picture: 15. Acceptable Ceiling: (Appears Functional)




Bedrooms (Continued)16. Acceptable Ceiling Fan: (Appears Functional) 17. Acceptable Walls: (Appears Functional) 18. Acceptable Floor: (Appears Functional) 19. Acceptable Lighting & Switches (Functional) 20. Acceptable Closet: (Functional) 21. Acceptable Doors: (Functional) 22. Acceptable Windows: (Functional) 23. Acceptable Electrical: (Functional) 24. Acceptable HVAC Source: (Present) 25. Acceptable Smoke Detector: (Present) 26. Acceptable Bedroom Egress: (Present) Center Bedroom 27. Overview Picture: 28. Acceptable Ceiling: (Appears Functional) 29. Acceptable Ceiling Fan: (Appears Functional) 30. Acceptable Walls: (Appears Functional) 31. Acceptable Floor: (Appears Functional) 32. Acceptable Lighting & Switches (Functional) 33. Acceptable Closet: (Functional) 34. Acceptable Doors: (Functional) 35. Acceptable Windows: (Functional) 36. Acceptable Electrical: (Functional) 37. Acceptable HVAC Source: (Present) 38. Acceptable Smoke Detector: (Present) 39. Acceptable Bedroom Egress: (Present) Rear Bedroom 40. Overview Picture: 41. Acceptable Ceiling: (Appears Functional) 42. Acceptable Ceiling Fan: (Appears Functional) 43. Acceptable Walls: (Appears Functional) 44. Acceptable Floor: (Appears Functional) 45. Acceptable Lighting & Switches (Functional) 46. Maintenance/Repair Closet: (Functional), Maintenance/repair

recommended) The walls in the rear bedroom closet have not being finished. See photo

47. Acceptable Doors: (Functional) 48. Acceptable Windows: (Functional) 49. Acceptable Electrical: (Functional) 50. Acceptable HVAC Source: (Present) 51. Acceptable Smoke Detector: (Present) 52. Acceptable Bedroom Egress: (Present)




Living SpacesThe 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. This is a visual examination of readily accessible areas and limitations exist within the scope. Personal items, furniture and window dressings including blinds will not be moved and will limit the inspectors ability to completely view windows, walls and floors. Interior Inspection based on normal building practices for homes of similar construction and age and exclude cosmetic concerns. Cracks in walls are very common in most homes. Most small cracks usually indicate minor movement. These Cracks are typically not serious and are considered normal in most cases, as the house gets older. Central vacuum cleaners are outside the home inspection and the central vacuum cleaner was not evaluated. Personal items, furniture and window dressings including blinds will not be moved and will limit the inspectors ability to completely view windows, walls and floors. For details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

Breakfast room Living Space 1. Overview Picture: 2. Acceptable Ceiling: (Appears Functional) 3. Acceptable Walls: (Appears Functional) 4. Acceptable Floor: (Appears Functional) 5. Acceptable Closet: (Functional) 6. Acceptable Doors: (Functional) 7. Acceptable Lighting & Switches (Functional) 8. Acceptable HVAC Source: (Present) 9. Acceptable Windows: (Functional)

10. Acceptable Electrical: (Functional) Dining Room Living Space 11. Overview Picture: 12. Acceptable Ceiling: (Appears Functional) 13. Acceptable Walls: (Appears Functional) 14. Acceptable Floor: (Appears Functional) 15. Acceptable Closet: (Functional) 16. Acceptable Doors: (Functional) 17. Acceptable Lighting & Switches (Functional) 18. Acceptable HVAC Source: (Present) 19. Acceptable Windows: (Functional) 20. Acceptable Electrical: (Functional) Family Room Living Space 21. Overview Picture: 22. Acceptable Ceiling: (Appears Functional) 23. Acceptable Ceiling Fan: (Functional) 24. Acceptable Walls: (Appears Functional) 25. Acceptable Floor: (Appears Functional) 26. Acceptable Closet: (Functional) 27. Acceptable Doors: (Functional) 28. Acceptable Lighting & Switches (Functional) 29. Acceptable HVAC Source: (Present) 30. Acceptable Windows: (Functional) 31. Acceptable Electrical: (Functional)




Fireplace Family Room, Exterior Fireplace 1. Acceptable Fireplace Construction: (Metal) 2. Type: Gas Log Fireplace 3. Acceptable Hearth: (Appears Functional) 4. Acceptable Mantle: (Appears functional) 5. Acceptable Electrical: (Functional) 6. Maintenance/Repair Gas Service Line (Metal) A key for the gas control valve for the fireplaces were

missing. 7. Acceptable Operation: (Appears functional)

Attic Spaces (Mostly Viewable) Attic 1. Overview: 2. Method of Inspection: From the attic access in Garage 3. Acceptable Access: (Functional) 4. Acceptable Roof Sheathing/Decking: (Appears Functional) 5. Acceptable Roof Framing/Bracing: (Appears structurally sound) 6. Acceptable Ceiling Joists: (SticK Lumber) 7. Acceptable Collar Ties: (Appears Satisfactory) 8. Acceptable Insulation Type: (Blown In), (Fiberglass) 9. Acceptable Insulation Depth: (Approximately 12")

10. Acceptable Ventilation: (Appears adequate) 11. Acceptable Kitchen Exhaust Fan Venting: (Appears Functional) 12. Acceptable Electrical Wiring/Lighting: (Appears Functional)

Plumbing System1. Limitations/Not Inspected Limited Acess/View: (Mostly concealed) 2. Acceptable Main Water Shutoff Location: (Accessible), (Front Yard) 3. Limitations/Not Inspected Main Service Piping: (Concealed) 4. Acceptable Water Distribution Pipes: (PEX), Functional It is

suggested that the unused water ports for the distribution manifold by properly capped to prevent possible leaks and moisture damage. See photo

5. Acceptable Plumbing: (Functional at time of inspection) 6. Acceptable Visible Water Lines: (Functional) 7. Acceptable Drain/Waste/Vent Pipes: (PVC) 8. Acceptable Functional Flow/Pressure: (Functional) 9. Acceptable Functional Drainage: (Functional)

10. Acceptable Gas Meter: (Left of home) 11. Acceptable Gas Line Material: (Black Pipe) 12. Acceptable Main Gas Valve: (Located at gas meter)




Plumbing System (Continued)13. Acceptable Traps Proper "P"-Type: (Functional) 14. Acceptable Sewer Cleanout Plug: (Appears serviceable)

Water HeaterDISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE, INCLUDING HEATERS AND HEAT EXCHANGERS, IS BEYOND THE SCOPE OF THIS REPORT. For details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

Exterior wall Water Heater 1. Approximate Age: (New) Area Served: (Complete Residence) 2. Manufacturer: Rinnai 3. Model No: RL94 Serial No: N/A 4. Type: Tankless Capacity: (Tankless) 5. Maintenance/Repair Operation: (Needed Repair) The water heater was not operational at the time of the

inspection. Also, leaks were present inside the unit and water supply valves had to be switched off. The contractor that was present stated that something had broken on the inside that may have resulted from recent freezing weather. , Due to the inoperable water heater, it is impossible to determine proper positioning of the Hot & Cold faucets. Suggest having verified prior to closing.

6. Maintenance/Repair Water Lines/Connections: (Appears Functional) Openings were present at the bottom of the housing for the water heater and should be properly sealed to prevent moisture enter if leaks occur. NOTE: Due to visible leaks, moisture testing was performed on the interior adjacent walls in the master bathrooms areas. No elevated moisture readings were measured when using moisture meter.

7. Maintenance/Repair TPRV and Drain Piping: (Missing Pipe) The Temperature Pressure Relief (TPR) valve is missing required extension piping. The TPR extension piping should terminate to the exterior. Have licensed plumbing contractor make all necessary repairs.

8. Maintenance/Repair Electrical: (Needed Repairs) Loose electrical wiring and thermocouple wiring was found inside the water heater and likely intended for a digital control pad to be mounted on wall inside the master bathroom.

9. Acceptable Disconnect: (Appears functional) 10. Acceptable Flue Pipe/Pitch: (Appears Functional) 11. Acceptable Draft Control: (Appears Functional) 12. Acceptable Combustion Air Venting: (Appears functional) 13. Acceptable Gas Supply line: (Appears Functional) 14. Limitations/Not Inspected Burner: (Concealed)




Heating SystemThe home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE, INCLUDING HEATERS AND HEAT EXCHANGERS, IS BEYOND THE SCOPE OF THIS REPORT. This is a visual examination of readily accessible areas and limitations exist, for details click here: www.mrec.ms.gov/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf

Attic Heating System 1. Approx. Age: (New) 2. Manufacturer: Goodman 3. Model No: GMS81005CNBB Serial No: 1309096043 4. Type: Forced Air Capacity: Appears Sufficient 5. Fuel Type: Natural Gas 6. Acceptable Unit Condition (Appears serviceable) 7. Acceptable Thermostats: (Appears Functional) 8. Maintenance/Repair Heating System Operation: (Attention required) The

furnace could not be tested due to the gas line not being connected at the time of the inspection. Suggest having repaired and furnace re-tested for safety and function prior to closing. See photo

9. Acceptable Combustion Air Venting: (Appears Adequate) 10. Acceptable Exhaust Vent Pipe/Pitch: (Appears Functional) 11. Acceptable Draft Control: (Appears Functional) 12. Acceptable Ductwork Distribution: (Appears Functional) 13. Acceptable Condensate Removal: (Appears Functional) 14. Acceptable Electrical: (Functional) 15. Acceptable Blower: (Functional) 16. Acceptable Filter: (Functional)




ElectricalOur electrical inspection meets the NACHI standards of practice and is done by sampling visibly accessible wiring and fixtures. Determining the actual capacity of the system requires load calculations, which are not within the scope of this report. Underground circuits and concealed components of the system are not inspected. While age is one factor, most homes have electrical issues created by amateur electricians. We do not move belongings and do not examine every fixture, outlet, wiring run, etc., nor do we remove insulation, or wall coverings. Covers are not removed, with the exception of the cover of the main electrical panel, when this can be done safely and without risking damage to finish. Much of the wiring in the home is not visible and not reviewed. Once the current occupant's belongings have been removed, it's a good idea to check all outlets with a tester and to look inside cabinets, closets and other obstructed areas before moving in your own belongings. We use a standard electrical tester to check a sample of (110 vac) receptacles only, (220 vac) receptacles such as the dryer and range are not tested . While the tester is generally reliable, it can be fooled by certain improper wiring practices, which we cannot detect during a general home inspection. Because electrical defects are safety concerns, we advise the use of a qualified licensed electrician for cost estimates, repairs and upgrades,

Main Panel-Exterior Wall Electrical 1. Service Size Amps: Appears to be 100 amp Volts: 110-240 VAC 2. Acceptable Main Breaker Size: (100 Amp) 3. Acceptable Service Wiring: (Appears Functional), (Aluminum) 4. Acceptable Ground: (Appears to be Grounded) 5. Acceptable Branch Circuit Wiring (Appears Functional) 6. Maintenance/Repair Breakers: (Appears Functional) Breakers in the Main

Electrical panel are not labeled for identification.

7. Acceptable Panel Box Condition (Appears Functional) 8. Acceptable Bus Bars: (Appears Functional)

Sub Panel-Garage Electrical 9. Acceptable Manufacturer: Unknown

10. Service Size Amps: Not Applicable Volts: 110-240 VAC 11. Acceptable Service Wiring: (Appears Functional) 12. Acceptable Ground: (Appears Functional) 13. Acceptable Branch Circuit Wiring (Appears Functional) 14. Acceptable Breakers: (Appears Functional) 15. Acceptable Panel Box Condition (Appears Functional) 16. Acceptable AFCI: (Appears Functional)




Helpful Links, Videos,1. Your Opinion Is Very Important, Please Tell Us About Your Experience Click Here:

http://www.surveymonkey.com/s/ZSY2HSV

2. Receive FREE Home Maintenance Tips: http://enews.assetmac.com/rwcode/subscribe.aspx?SiteID=36401&SID=0&HitID=1321804917131




http://www.surveymonkey.com/s/ZSY2HSV

http://enews.assetmac.com/rwcode/subscribe.aspx?SiteID=36401&SID=0&HitID=1321804917131

Helpful Links, Videos, (Continued)3. Receive FREE Maintenance Tips:

http://enews.assetmac.com/rwcode/subscribe.aspx?SiteID=36726&SID=0&hitid=1383667480457

4. See Our Trusted Referrals: Coming Soon!

5.6. Visit Us On YouTube: http://www.youtube.com/magnoliahi

7. Twitter: https://twitter.com/inspectmyhomems

8. Linked In: http://http://www.linkedin.com/in/magnoliahomeinspections

9. SendOutCards: https://www.sendoutcards.com/156225/

10. Facebook: http://www.facebook.com/pages/magnoliahomeinspections

Final CommentsWhen Things Go Wrong There may come a time when you discover something wrong with the house you purchased, and you may be upset or disappointed with your home inspection. There are some things we'd like you to keep in mind. INTERMITTENT OR CONCEALED PROBLEMS: Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed. NO CLUES: These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem. WE ALWAYS MISS SOME MINOR THINGS: Some say we are inconsistent because our reports identify some minor problems, but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase. CONTRACTOR'S ADVICE: A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor's opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs.




http://enews.assetmac.com/rwcode/subscribe.aspx?SiteID=36726&SID=0&hitid=1383667480457

http://www.youtube.com/magnoliahi

http://http://www.linkedin.com/in/magnoliahomeinspections

http://www.facebook.com/pages/magnoliahomeinspections

Final Comments (Continued)LAST MAN IN THEORY: While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable. MOST RECENT ADVICE IS BEST: There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved. WHY DIDN'T WE SEE IT? Contractors often say, I can't believe you had this house inspected, and the inspector didn't find this problem. There are several reasons for these apparent oversights: Most Contractors Have No Clue What's Inside or Outside The Scope Of A Standard Home Inspection: All of our inspections are conducted in accordance with the Standards of Practice of The American Society of Home Inspectors. The Standards of Practice specifically state what's included and excluded from the standard home inspection. Most contractors have no clue this document exists and many of them have a tendency to "blame the Home Inspector" for any issue found, regardless of whether the issue is within the "scope" of the standard home inspection. Conditions During The Inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed. The Wisdom Of Hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story. A Long Look: If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems, too. Unfortunately, the inspection would take several days and would cost considerably more. We're Generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc. An Invasive Look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform invasive or destructive tests. Not Insurance: In conclusion, a home inspection is designed to better your odds of not purchasing a "money pit". It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection. We Hope This Is Food For Thought!




Magnolia Home Inspections€¦ · Inspection Company Phone: 601-454-4073 Fax: 601-824-9922...

Documents

Transcript of Magnolia Home Inspections€¦ · Inspection Company Phone: 601-454-4073 Fax: 601-824-9922...