This is an Atlanta Sample Home Inspection Report. This was provide by Quality Atlanta Home Inspections and Joe Griggs.

1. Home Inspection Report for
Mr. & Mrs. Home Buyer
1234 America Dr., Around, GA 30014
Prepared and Presented by
Joe Griggs, ICC, GAHI Certified Inspector®
Certified Master Inspector®
(770) 722-2794
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2. INSPECTION REPORT
On August 26, 2008, a field inspection of property at 1234 America Dr.,
Around, GA 30014 was made for Mr. and Mrs. Home Buyer; Joseph Griggs
made the inspection.
The purpose of the investigation was to observe, qualify, and record various
defects, cracks and misalignment occurring in the structure pursuant to an
analysis of the cause.
Items have been documented that may need to be corrected, changed, are
possibly out of code, or items that should be brought up to the minimum
standards set forth by the construction industry.
General weather conditions: Temperature: at start 82°F, 1:00pm
at finish 82°F, 5:45pm
Cloud cover: overcast
Moisture: rain most of the day
Facing orientation: North
A. Exterior:
a. construction date: Approx. 2003
b. style: traditional two story
c. sheathing: brick veneer with cement fiber board siding and trim
d. foundation: poured concrete on full basement
e. roofline, pitch, and shingles: gable and hip roofline, steep pitch,
asphalt composition shingles with visible underlayment
f. window type: double track insulated glass in wood framing
g. drive and garage: concrete drive on left front to one double and
one single garage, one double and one single rollup composition
frame doors, power opener in place
h. visible drainage: drainage from left to right side toward curb at
right side, house rests on corner lot approximately 30 feet from curb
i. landscape: grass on all sides, medium to large size mature shrubs
across front face of house, medium to large size trees of mixed variety
on left side and rear of house, trees limbs to left rear corner appear to
be in contact with roof
j. dwelling occupied: no
k. persons present at inspection: client and agent
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3. Left side front
Front and right side
Right and center rear Left rear
The following is letter referencing for specified sections of report.
Notation reference: S=satisfactory U=unsatisfactory N/A=not applicable
Y=yes N=no
Roof
1. Roof line inspected from ground using high powered binoculars;
concerns found.
2. Small nail pops and shingle undulation present in various
locations, potential for wind lift during high wind storm
conditions, recommend qualified roofing contractor secure effected
areas.
See next page for additional picture reference.
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4. 3. Leak evidence found inside laundry room appears to be coming
form roof dryer vent, repair required.
Dryer vent
See next page for attic area for leakage evidence.
4

5. Leak evidence in attic
4. Remove nail found in ridge cap to upper left side gable.
Chimney
Cricket S
Flashing S
Flue Cap S
5. Comments:
Porch/stoop
Type and location:
Condition S
Steps, type S, brick________________________
Handrail type S, metal_________________________
Picket space S
GFCI/1987> S, reset found in basement
6. Comments: none
Deck
Type material __PPT________
Attachment to Structure S, see comment
Support type S, 6x6 posts
Picket spacing S
5

6. Steps an stringers S
Handrails U, see comment
GFCI/1987> S, reset in basement
Flashing on siding S
7. Comments: Steps to deck lack graspable hand rail as required at
time of original construction, recommend installing.
R315.2 Handrail grip size. Handrails shall have either
a circular cross section with a diameter of 1 ¼ (32 mm)
to 2 inches (51 m), or a noncircular cross section with a
perimeter dimension of at least 4 inches (102 mm) but
not more than 6 ¼ inches (159 mm) and a largest cross
section dimension not exceeding 2 ¾ inches (69.9mm).
Edges shall have a minimum radius of 1/8 inch (3.2
mm). (Effective January 1, 2002).
Gutter:
Present
Downspouts: open-ended
8. Comments: Gutters in various locations appear to have leaf, straw,
and limb debris present; clogging gutters can allow for water
overflow into soffit and fascia boards as well as deteriorate over
time, recommend cleaning as soon as possible.
Sampling only, other areas of similar conditions present but not pictured.
9. Open downspouts to ground contact pose an erosion concern,
recommend piping downspouts away from foundation.
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7. Additional components to house general:
Trim, type _wood____________________ condition: _good___________________
Screens, type _vinyl_________________ condition: _good___________________
Doors, type _wood and clad _______ condition: _good___________________
Ext. paint _Siding and trim___________ condition: _fair___________________
10. Comment: Lintel above various windows and doors appear to lack
required weep screeds as required for adequate moisture
ventilation where flashing has been placed behind brick veneer.
Sampling only, other areas of similar conditions present but not pictured.
Weep holes have been
installed in some areas.
R703.7.2.1 Support by steel angle. ….Flashing and weep
holes shall be located in the masonry veneer wythe…..
11. Foundation drain behind AC compressor appears to have water
trapped between compressor and drain outlet. Potential for
moisture to backup into basement area, recommend qualified
contractor examine for further assessment.
Drainage outlet located behind
main floor large AC unit.
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8. B. Interior
The following is letter referencing for specified sections of report.
Notation reference: S=satisfactory U=unsatisfactory N/A=not applicable
Y=yes N=no
Windows, doors
1. Comments: Various windows appear to be stuck closed, fire safety
concern; all window required to be operational.
Walls, ceiling
Type: sheetrock, hardboard on wood framing
2. Comments: Water stains found on ceiling of laundry room; see
previous note in section A item 3.
Fireplace
3. Standards checked, one concern found, two fireplaces present.
Location _living room____
Fire brick condition S
Flue condition S
Gas logs N/A
Gas line S, starter element only
4. Comments: none
Location _family room____
Fire brick condition U, crack in back panel
Flue condition S
Gas logs N/A
Gas line U, missing head cover
5. Comments: Back fire brick panel for fireplace in family room is
cracked, recommend replacing; additionally, gas starter is missing
head cover.
Crack in back
panel of fireplace
Missing gas
starter cover
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9. Kitchens
Floor type S_wood__________
Doors S
Windows S
GFCI receipt. 1987> S
Oven, mfg. __Whirlpool________ S, electric type
double, wall mount
Cook surface mfg. _Whirlpool____ S, gas type
Vent hood mfg. Whirlpool_______ S, down draft on cook surface
Dishwasher mfg. _Whirlpool_____ S
Air gap S
Built-in microwave _none in place N/A
Sink water diverter _Moen ________S
Waste disposal mfg. InSink Erator_ S
Wiring connection S
Cabinet doors, drawers S
6. Comments: None.
Laundry
Stand pipe connection S
Water line connection S
Laundry tray/tub S
Gas connection N/A
Dryer vent connection U, water inside vent connector
Door S
GFCI Ga. Amend. 2003> U, wall receptacle not GFCI protected
7. Comments: None additional.
Bathrooms
Master bath _main floor right rear
Tub caulking S
garden type Y
jetted Y
GFCI 1984> Y, location __right rear service panel
equip. access Y, location___ toilet closet________
Tempered glass S
Water faucet S
Shower control N/A
Waste water stopper S
Shower stall, caulk S
faucet control S
Sink/vanity caulking S
faucet S
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10. stopper U, right vanity sink stopper would not hold in
closed position
GFCI 1984> S, control reset for upper floor baths
Toilet S
Vent, window S
Door S
8. Comments: Waste water stopper to right vanity would not hold in
closed position, adjustment needed.
2nd bath location_ upper level right side_
tub, caulking S
faucet S
show control S
stopper S
Sink/vanity caulking S
faucet S
stopper S
GFCI 1984> S, reset in master bath
Toilet S
Vent, window S
Door S
9. Comments: none
3rd bath location __upper level front center______
tub, caulking S
faucet S
show control S
stopper S
Sink/vanity caulking S
faucet S
stopper S
GFCI 1984> S, reset in master bath
Toilet S
Vent, window S
Door S
10. Comments: none
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11. 4th bath location __upper level left side______
tub, caulking S
faucet S
show control S
stopper S
Sink/vanity caulking S
faucet S
stopper S
GFCI 1984> S, reset in master bath
Toilet S
Vent, window S
Door S
11. Comments: none
5th bath location __basement______
tub, caulking S
faucet S
show control S
stopper S
Sink/vanity caulking S
faucet S
stopper S
GFCI 1984> S
Toilet S
Vent, window S
Door S
12. Comments: none
half bath location __main floor_______________________
Sink/vanity caulking S
faucet S
stopper S
GFCI 1984> S, reset in master bathroom
Toilet S
Vent, window S
Door S
13. Comments: none
Bedrooms
Master bedroom location __ main floor right side___
Smoke detector U, unit note in place
Doors S
Windows U, as noted previously
Walls ceiling S
Closet light S
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12. Outlets, switches S
Fire access S
14. Comments: Smoke detector outside master bedroom is not in
place, installation required per fire code.
Bedroom 2 location _upper right side_____________________
Smoke detector S
Doors S
Windows U, as noted previously
Walls ceiling S
Closet light S
Outlets, switches U, AFCI failed, see electrical section
Fire access S
15. Comments: See electrical section concerning Arch Fault Circuit
Interrupt breaker, AFCI.
Bedroom 3 location __upper rear__________________________
Smoke detector S
Doors S
Windows U, as noted previously
Walls ceiling S
Closet light S
Outlets, switches S, for left room, U for main room, AFCI
concern
Fire access S
16. Comments: See electrical section as previously noted
Bedroom 4 location __upper level center front_________________
Smoke detector S
Doors S
Windows U, as noted previously
Walls ceiling S
Closet light S
Outlets, switches S, for left room, U for main room, AFCI
concern
Fire access S
17. Comments: See electrical section as previously noted.
Bedroom 5 location __upper level left front_________________
Smoke detector S
Doors S
Windows U, as noted previously
Walls ceiling S
Closet light S
Outlets, switches S,
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13. Fire access S
18. Comments: none additional.
Bedroom 6 location __upper level center front_________________
Smoke detector S
Doors S
Windows U, as noted previously
Walls ceiling S
Closet light S
Outlets, switches S
Fire access S
19. Comments: none.
Hallway
Smoke detectors S, upper level only
Banister and pickets S
Steps tread S
Overhead clearance S
Outlets placement S
20. Comments: none additional.
Garage
Fire blocking, sheet rock S
Power opener 1, right door U, see comment
Power opener 2, left door S
GFCI after 1981 S, reset located in right rear basement
21. Comment: Double garage door appears to require repair at top
brace, section appear to be detached. Care should be taken in
operating door until correction is made by qualified garage door
technician.
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14. C. Attic
The following is letter referencing for specified sections of report.
Notation reference: S=satisfactory U=unsatisfactory N/A=not applicable
Y=yes N=no
1. Comments: access type, three areas present, knee wall door in right
rear bedroom, door off left bedroom, and pull down staircase in
upper hallway.
2. Attic area site built with standard grade lumber for construction
date, 2x6 rafters and 2x8 ceiling joists, space on 16 inch centers.
3. Insulation pink fiber blown in type and rolled batting type to
approximately10.5 inches thickness, approximately R-30.
4. Ventilation by eave vents and box roof vent.
5. Additional items checked:
Fire blocking, vent areas S
Roof exhaust fan N/A
Whole house fan N/A
Vent stacks S
Leak evidence U, see note in section A item 3.
Appliances in place Y, furnace air handler for upper floor
6. Comments: Various roof rafters for left roofline lack full contact
with ridge board as required. Potential for stress crack could occur
to cut edge of rafter below ridge board. Recommend 2x2 fill board
to be added.
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15. D. Basement
Check form:
Access S
Ventilation S
Fire blocking S
Moisture condition S
Support type S, exposed areas are 6x6 stud wall
GFCI (if unfinished) 1990 S
Anchors/ straps S
1. Basement on poured foundation, 2x6 stud walls in standard grade
lumber, visible interior load bearing walls 2x6 stud wall, laminated
headers and girders appear in place.
2. Basement is fully finished with hardboard walls and ceiling with
exception of two utility areas; one on left side and one of right rear
corner, house furnace air hander, water heater, and power service
panel in each utility area.
3. Rolled batting insulation found in unfinished areas is installed
backward. Paper vapor barrier required to inside tempered area to
reduce condensation on exterior walls.
Paper vapor barrier
goes to inside area not
to exterior wall
Exterior wall
4. Main water supply line with cutoff and pressure reducing valve
located inside closet on right front foundation wall.
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16. E. Mechanical (plumbing, water heater, heating and air, electrical)
The following is letter referencing for specified sections of report.
Notation reference: S=satisfactory U=unsatisfactory N/A=not applicable
Plumbing and water heater
1. Check form: Public water, Public sewer
2. Main water supply line, pressure reducing valve, and main cutoff
located on right front basement wall.
3. Static water pressure tested at 53psi for inside use; acceptable
range.
4. Visible water supply piping in house appears to be copper.
5. Water heaters located in two utility areas left and right, units by
Bradford White, gas fired FVIR type, 50 gallon capacity for each,
40,0000Btu’s input for each. Units appear to be separate, not
linked, due their location. No heating function present at this
inspection.
Left unit Right unit
Additional items checked if gas fired water heaters
Venting S
Gas line connection S
Hand operated cutoff S
T&P valve S
Full flow valve S
Thermal expansion S
18” stand N/A, FVIR type
Impact barrier N/A
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17. Combustion Air S
6. Water temperature could not be tested; units did not appear to be
on. Water heaters could not be evaluated, burners turned off.
Heating and air
7. Check form:
Unit 1 AC compressor model #RCE42C2A, Amana, 35 amp main floor unit
Unit 2 AC compressor model #RCE30C2A, 25amp, second floor unit,
Unit 3 AC compressor model #RHE30A3D, 30amp, basement unit
AC compressor
#1 main floor AC #2 upper floor AC #3 basement level
8. HVAC system by Amana Heating and Cooling, three systems in
place; AC compressor located to left and right rear of house;
furnace air handler located in attic and basement.
9. AC systems rated at 3.5tons for main level with 35amp disconnect,
2.5tons for second level with 25amp disconnect, and 2.5tons for
basement level with 30amp disconnect.
10. AC tested for cool down and temp variance between supply and
return, main floor tested at 57ºF for supply and 68ºF for return,
second floor tested at 58ºF for supply and 65ºF for return,
basement level unit failed to function; desired variance
approximately 15ºF or less.
11. Furnaces for main and upper level are gas fired high efficiency
type forced air type, heating systems rated at 92,000Btu’s input for
main level and 69,000Btu’s for upper level. Basement unit is
heating pump type, as stated failed to function.
Check form for gas fired furnace 1 main floor in basement
Vent S
Service cutoff S
Gas connection SU
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18. Hand cutoff gas line SU
Heat exchanger Sealed type
Return air plenum S
Filter U, replace 1 inch filter, see comment
Combustion Air S
Check form for gas fired furnace #2 second floor in attic
Vent S
Service cutoff S
Gas connection S
Hand cutoff gas line S
Heat exchanger Sealed type
Return air plenum S
Filter U, replace 1 inch filter
Combustion Air S
Check form furnace #3 basement
Service cutoff S
Heat exchanger Sealed type
Return air plenum Sealed type
Filter U, replace
Combustion Air N/A
5 inch high density filter,
recommend replacing
1 inch filter not properly
fitted, not correctly installed
#2 unit attic
5 inch high density filter,
recommend replacing
1 inch filter installed backwards,
has separated from casing
#1 unit basement
12. Furnace startup and temp variance at registers not test due to
ambient temperature above 85ºF at time of inspection.
13. Heat function tested for startup only for main level and upper level
natural gas systems, no concerns found, units appeared to function
normally.
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19. 14. Basement heat pump system failed to function; unit requires a
qualified HVAC technician to examine for cause and make
necessary repairs.
#3 furnace and AC heat pump in right
rear area of basement and outside wall
15. Three electronic thermostats present, #1 located in center hall of
main level, #2 located in center rear bedroom for upper level.
Thermostats located in closed rooms are only able to read
temperature for that area when door is closed. Other areas of same
level may have greater variations in temperature possible.
Thermostat #3 located in basement room with bar.
Electrical service panel, sub panel, other electrical wiring concerns
Check form, two service panels present
Panel #1 to left utility room
Grounding cable S
Type main conductor: aluminum
Corrosion retardant S
Wiring to breakers S
Bonding of cabinet S
Labeling of panel breakers U, question accurse
Over current protection S
Panel #2 to right utility room
Grounding cable S
Type main conductor: aluminum
Corrosion retardant S
Wiring to breakers S
Bonding of cabinet S
Labeling of panel breakers U, question accurse
Over current protection S
16. Electrical service underground to meter at right rear side of house.
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20. 17. Service panels located in basement, panels by Siemens Company,
150amp service each with main disconnect at the meter.
18. Panel appears to be fully labeled for breaker identification,
however, question accurse. Both panels have breakers labeled for
bedroom outlets but are not Arch Fault Circuit Interrupt, AFCI
type as required. AFCI breakers in panels also reflect location in
bedrooms. Recommend qualified licensed electrician examine for
correction.
None AFCI breakers
labeled for bedrooms
AFCI breaker labeled
for bedroom
Panel #1 left side
AFCI breaker labeled
None AFCI breakers Panel #2 right side for bedroom
labeled for bedrooms
19. Panel #1 has 3-240v and 20-120v breakers, panel #2 has 3-240v
breakers and 19-120v breakers.
Receptacles, switches, wiring concerns
20. GFCI receptacles checked for proper location and function, no
concerns found at this inspection.
20

21. 21. AFCI breaker disconnects checked for proper location and
function, three concerns found at this inspection.
22. Bedrooms on upper level right front, center rear, and right side rear
did not appear to be properly wired for AFCI protection as
required for all sleeping areas. Receptacle next to entry door of
right front bedroom tested having reversed polarity wiring concern,
possible shock hazard present. Recommend qualified licensed
electrician examine for AFCI breaker concern and receptacle
wiring concern.
23. The following electrical concerns are also noted:
Floor receptacle in living room is missing protective cover.
Could not determine function of the wall switch in entry area
This concludes the report. The full report consists of the typed portion
and any support documents, if applicable, as referenced in the typed
report.
The following pages are for closing statement limitations.
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22. This report is not technically exhaustive, nor is it likely to contain every
potential problem with this house. Some problems can be hidden, but most
leave signs of their presence. Our inspection is thorough, but time and financial
constraints limit the extent of the analysis.
Our goal is to identify defects within the home. However, some of the
enumerated items within this report may not be considered defects. We define
a defect as any item or portion of the property that is not in good working order
and repair (normal wear and tear excepted), or a condition which represents a
significant risk of injury or damage to persons or property.
This listing does not contain every possible defect. Most items can be repaired
in a number of ways. It is assumed all repairs will be done in a professional
manner.
Any legal action that arises from this inspection, awards will be limited to the
cost of the inspection.
REPORT SUBMITTED
Joseph Griggs
ICC Certified Combination Inspector # 5167484-5R
(ICC certification #’s 5167484-B1, M1, P1, &E1)
GAHI full Certified Member, # 03024
Certified Master Inspection®
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23. Standard list of Inspection Limitations
Limitation for exterior and interior inspection
The inspector is not required to:
Grounds and areas around
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 pools; spas or jetted tubes; below ground
drainage or septic systems; wells; out building or storage building; or off
property drainage.
2. Evaluate the condition of shrubs, trees and other vegetation.
Roofing, Guttering and other roof components
3. Perform tasks that place his or her person in danger.
4. Walk on roof.
5. Inspect or report on accessory items or not listed (such as antennas, solar
panels, etc.)
6. Estimate the remaining life of roof covering, flashing, caulking material,
or other components.
7. Handle or disturb materials suspected of containing hazardous material.
Home Exterior
8. Report on the adequacy of storm windows or doors.
9. Report on the quality or contents of the paint.
10. Inspect or report on decks or other structures that are not attached to the
dwelling.
Garage and openers
11. Operate door openers that have been disconnected from the power
source.
12. Operate doors if animals are loose in a garage.
Electrical
13. Insert any tool, probe or testing device into the main of sub panels.
14. Activate electrical systems or branch circuits that are not energized.
15. Operate overload protection devices except GFCI breakers.
16. Test GFCI breakers that are not connected to a wall outlet.
17. Move objects to gain access to electrical outlets or panels.
18. Inspect equipment that is not readily accessible, nor dismantle equipment
or component.
23

24. 19. Test all switches, receptacles, or fixtures, nor to move switch or
receptacle covers.
Basement/crawl space
20. Enter crawl space with head room less than two feet or where adverse
conditions exist.
21. Move stored items or debris.
22. Enter areas which may contain hazardous materials.
23. Determine the extent of damage caused by insects or water.
24. Operate sump pumps.
Plumbing
25. Operate systems that have been “shut-down” or “winterized.”
26. Operate pressure relief valves where the Inspector feels operation may
result in leaking.
Heating
27. Operate equipment when the exterior temperature is 85 degrees F or
above.
28. Activate equipment that has been “shut-down” or will not respond to
thermostat controls.
29. Disassemble equipment by any means other than panels provided by the
manufacturer for inspections and or service.
30. Report on the efficiency of the system or distribution.
31. Inspect or report on humidifiers or electronic air cleaners.
Cooling
32. Activate systems that has been “shut-down” or otherwise deactivated.
33. Operate cooling equipment when the ambient temperature has been less
than 65 Degrees F within the previous 24 hrs.
34. Report on the efficiency of the equipment.
Attic
35. Enter attic spaces there the head room is less than 3 feet.
36. Enter attic spaces where hazardous conditions exist.
37. Evaluate ventilation adequacy by any means other than visually.
38. Evaluate the efficiency of insulation other than by accepted thickness.
General Interior
39. Calibrate temperatures or determine if the oven heated temperature
corresponds to the control settings.
40. Determine the efficiency of any equipment.
41. Determine the remaining life of any equipment.
42. Test or operate any equipment other than outlined above.
24