Davis Partners, LLC.pmd

REPORT SUMMARY

The following discoveries indicate that some systems, components, or items may not be functioning as intended, or adversely affect the habitability of the dwelling, or may warrant further investigation by a specialist, or requires subsequent observation.

This summary does not contain recommendations for routine upkeep of any systems, or components, to keep them in proper functioning condition, nor does this report make recommendations to upgrade, or enhance, the function, efficiency, or safety of the dwelling.

This summary is not the entire report. The complete report may include additional information of concern to the customer and it is recommended that the customer read the entire inspection report.

All noteworthy items that were found are highlighted in red in the main report. ===============================================================

INTERIOR:

1. Front Bedroom:

a. Cable outlet loose and hanging

b. Phone jack cover missing

2. Rear Bedroom:

a. Stains on ceiling from water damage appears to be old stain

b. Front wall receptacle on outside wall has an open ground.

3. Main Bath:

a. Small area on the edge of ceiling missing popcorn and small

strip is loose.

b. Bottom part of mirror is delaminated.

Family Room/Great Room:

a. Sliding Glass Door latch does not work.

b. Sliding screen door has homemade repair at upper

rollers and has a gap at the top.

c. On switch on the 4-gang switch panel, on left side of

entrance to family room/den does not appear to

activate anything.

d. Area on the ceiling has been repaired and does not

conform to the ceiling texture.

Master Bedroom:

a. Smoke alarm keeps beeping, may need a new battery,

or alarm replaced.

b. Screen bent out on bottom part of window and screen

is torn.

c. Two switches on entrance wall both turn on the ceiling

light and fan.

Master Bath:

a. Base molding along the front of the bath is coming

loose.

b. Base of toilet leaking when it is flushed.

Kitchen:

a. Under counter lights done in an amateurish fashion.

b. Hole in front window screen.

Entrance Floor:

a. Laminated wood entrance has area of de-lamination

and areas where, at the door, where it appears to be

loose.

Garage:

a. Ceiling patched over an area of approximately 4 feet

x 4 feet. Looking from attic it appears that it was

mechanical damage from above. Possible done by a

storage item, or human.

b. Extension cord used to plug into the sprinkler

system timer.

c. Receptacle outside door to garage is not a GFI.

Attic (Above the House):

a. Wires twisted together with wire nuts not in a box.

b. Where the roofline changes between front bedroom

and den/bedroom there is daylight at the change.

This could be prone to leaks.

c. No insulation on attic access.

Attic (Above Garage Area):

a. A lot of stored items which could be a hazard to

garage ceiling.

EXTERIOR

Roof:

a. Area on front of house where garage and house roof

meet at the valley has a bulge/raised area.

b. Some cupping of shingles.

c. Some areas of roof shingle overhang, on left side of

the house, where the shingles are broken off.

Siding:

a. Vinyl siding loose at bottom where the foundation

repairs were done.

b. Outside dryer vent loose and twisted.

Foundation:

a. Outside foundation repair done on left outside wall

on garage and extends to master bath and master

bedroom outside walls.

b. Both gates need repaired.

Landscaping:

a. Dirt/landscaping too close to the house on exterior.

Electrical:

a. Rear outside receptacle GFI indicates hot wire and

neutral wire reversed.

b. On left side of sliding glass door several wires, one

set that is just taped, and the other laying on the

ground, appears to be an extension cord, needs

corrected, or removed.

c. Wiring to the well pump is amateurish and needs to

be corrected.

d. Cable wires strung on outside of house done in am

amateurish manner.

STRUCTURAL COMPONENTS

The home inspector shall enter under floor crawl spaces, basements and attic spaces except where access is obstructed, where entry could damage the property, where dangerous or adverse situations are suspected, spaces are to small to enter, or be dangerous to, or adversely effect the health of the home inspector, or other persons.

DESCRIPTION OF STRUCTURAL COMPONENTS

Foundation: Concrete Floor Structure:

Floor on concrete slab

Wall Structure: 2X4 Wood

Ceiling Structure: 2X6 Wood

Roof Structure: Site Built

Roof Sheathing: Asphalt Shingles

Roof Type: Hip Roof

Attic Access Location: One in front bedroom and one in garage.

OBSERVATIONS:

Foundation: Appears to have been repaired on left side of the house foundation. Needs to be looked at by structural engineer to verify proper repair.

Limitations: Unable to determine the extent of the foundation repair without see the repair report.

Floor Structure: First floor on concrete slab. Laminated wooden floor at front entrance door has some areas that are delaminating and other areas that appear loose.

Limitations: None

Wall Structure: Stick built construction appears to be in good condition.

Limitations: Could not see behind finished walls to confirm

Ceiling Structure: Drywall construction. Area in the back bedroom that has stains from water leak. This appears to be an old stain. Also an area in the family room/great room that has had a repair done. Main bath also has an area where the ceiling meets the wall that is missing the beading and loose.

Back Bedroom Family Room/Great Room Main Bath

Limitations: None

Roof Structure: The structure appears to be in good condition.

Limitations: Unable to get on roof, used binoculars from ladder

Roof Sheathing: Did not see any signs of leakage on sheathing looking from inside

attic area.

Limitations: Some areas of the attic were not accessible.

Roof Type: Multiple roof lines. Gable roof design. Asphalt shingles.

Limitations: Could not get on to the roof, used binoculars to observe.

Attic Access: Access from front bedroom. Have wires that were not in a box. Needs to be looked at by certified electrician

Limitations: Access limitations due to area not able to walk, or see some areas.

EXTERIOR COMPONENTS

The home inspector is not required to inspect storm windows, storm doors, shutters, awnings, screening, garage door remote controls, fences, spas, saunas, swimming pools, tennis courts, playground equipment, exercise equipment, entertainment equipment, detached building and structures or presence of buried fuel tanks. The home inspector is not required to move furniture, personal items, panels, equipment, plant life, soil, snow, ice, or any debris that obstructs access or visibility.

DESCRIPTION OF EXTERIOR COMPONENTS

Lot Grading: Appeared to be almost level but may have a slight slope to the rear.

Driveway: Concrete driveway

Walkways/Patios: Walk and patio are concrete

Retaining Walls: None

Fencing: Wooden fencing on back of house with a gate access on both sides.

Sprinkler System: Yes Uses well water

Porches, Decks and Steps: Front porch and rear porch.

Soffit and Fascia: Wood fascia and fascia.

Wall Cladding: Vinyl

Window Frames: Aluminum window framing

Entry Doors: Metal entry doors front, rear and garage

Overhead Garage Doors: Metal overhead garage doors

OBSERVATIONS
Lot Grading: Lot grading appears almost level, with slight slope toward the rear.
Limitations: None
Walkways/Patios: Concrete walkway and patio. Appears to be solid with no cracks.
Limitations: None
Retaining Walls: No retaining walls

Limitations: None

Fencing: Wooden shadow box fencing in fair shape. Both gates in need of repair.

Limitations: None

Sprinkler System: Yes and uses well water. Appears to have electrical connection in garage using an extension cord. Need a certified electrician to check.

Limitations: Did not operate the sprinkler system

Porches, Decks and Steps: Concrete front and rear porch appears to be in good condition.

Limitations: None

Soffit and Fascia: Wooden and appears to be newly painted, and or replaced. Limitations: None

Wall Cladding: Exterior walls are vinyl. One area at base of the house where the

foundation repair was done is loose. Needs to be properly attached

by qualified personnel.

Dryer Vent on exterior is loose and twisted.

Vinyl Loose at Base Exterior Dryer Vent Loose & Twisted

Limitations: None

Window Frames: Metal window frames appear to be in good shape, but

screens in master bedroom bent at the bottom and

the screen is torn. Kitchen screen ahs a hole and needs

to be replaced.

Limitations: None

Entry Doors: All entry doors appear in good condition. Door frames also

Appear in good condition.

Limitations: None

Overhead Garage Doors: Garage door is metal and appears to be in good

Condition.
Electric eye working properly to reverse door.

Applied pressure and door reversed.

Limitations: None

Landscaping: Areas on both sides of the garage, toward the front of the

garage, has the dirt and/or landscaping too close to house

structure.

Limitations: None

ELECTRICAL SYSTEM

The home inspector is not required to insert any tool, probe, or testing device inside the panels. Test or operate any over current devices, except GFI’s. The home inspector is not required to dismantle any electrical devices or control other than remove the cover off the main and auxiliary panels. The inspector is not required to observe any low voltage devices, security system, heat detectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, or other ancillary wiring that is nor part of the electrical distribution system.

DESCRIPTION OF ELECTRICAL SYSTEM

Size of Electrical System: 200 AMP

Service Entrance Wires: Underground

Main Disconnect: In garage

Service Ground: Cooper

Main Distribution Panel: In garage

Branch/Auxiliary Panes(s): One in attic for condenser and one outside for heat pump both appear to be in correct order.

Distribution Wiring: Cooper

Receptacles: All three prongs.

Ground Fault Interrupters: Kitchen, bath, garage and outdoors.

OBSERVATIONS

Size of Electrical Service: 200 AMP

Limitations: None

Service Entrance Wires: Cooper and appears to be #8

Limitations: Could not see the wire size on covering.

Main Disconnect: In the garage

Limitations: None

Service Ground: Unknown

Limitations: Did not find the ground rod.

Main Distribution Panel: In the garage. All appears to be in correct order.

Limitations: None

Branch/Auxiliary Panel(s): One in the attic for the condenser and one outside for the heat pump.

Limitations: None

Distribution Wiring: All appears to be cooper #12 and #14.

Limitations: Could only see wiring in the box and could not see the size on the covering.

Receptacles: All three prongs. Rear bedroom receptacle on front outside wall has an open ground. Needs to be checked by certified electrician

Limitations: None

Ground Fault Interrupters: GFI on rear of house has hot wire and neutral reversed. One receptacle in garage outside door is not a GFI. Needs to be repaired by qualified electrician.

Limitations: None

Other Components: Wires twisted with wire nuts not in a box located in attic. Needs to be corrected by certified electrician.

Appears to be cable wires strung outside the house in an amateurish fashion.

Limitations: Checked all outlets.

Other Electrical Components: Rear of house has wires lying on the ground that have been taped wrapped. One of the wires appears to be an electrical extension cord. These should be checked by qualified electrician.

Wiring to well pump appears amateurish and needs attention by qualified electrician.

Extension cord used in the garage to power the sprinkler system. Needs to be looked at by qualified electrician.

Limitations: None

Other:

a. Appears that an extension cord is hooked up to run the irrigation system.

b. Wall switch on wall to family/great room, in gang of four switches, appears not to operate anything.

c. Two wall switches in the master bedroom both operate the overhead light and fan.

** All need to be looked at by certified electrician.

d. Under counter lights in the kitchen appears to be done in an amaturistic manner.

INSULATION AND VENTILATION

The home inspector is not required to report on concealed insulation, vapor retarders, venting equipment that is not integral with household appliances.

DESCRIPTION OF INSULATION/VENTILATION SYSTEM

Attic Insulation: Blown in and some rolled insulation

Roof Cavity Insulation: None

Exterior Wall Insulation: Unknown

Basement Wall Insulation: No basement

Crawl Space Insulation: No crawl space

Floor Cavity Insulation: No floor cavity

Air/Vapor Barrier(s): Unknown

Roof/Attic Ventilation: Had gable vents that appeared to be open and functioning. Crawl Space Ventilation: No crawl space

OBSERVATION

Attic Insulation: Insulation seems to be disturbed in some areas but not to the extent of harming the insulating quality.

Limitations: Unable to access all areas of the attic due to limited walking areas.

Roof Cavity Insulation: Blown in insulation. Many areas were disturbed spread thin in some spots.

Limitations: Could not get to many areas because limited walking space.

Exterior Wall Insulation: Unknown

Limitation: Could not see due to walls covered.

Basement Wall Insulation: No basement

Limitations: None

Crawl Space Insulation: No crawl space

Limitations: N/A

Floor Cavity Insulation: No cavity, poured concrete floors.

Limitations: All areas covered

Air/Vapor Barrier(s); Unknown

Limitations: Areas covered.

Roof/Attic Ventilation: Gable end vents that appear to be working correctly.

Limitations: Could not get on the roof, so used binoculars to observe from ladder.

Crawl Space Ventilation: No Crawl space

Limitations: N/A

Other: No insulation on attic access hatch in front bedroom

Limitations: None

PLUMBING SYSTEM

The home inspector is not required to state the effectiveness of anti-siphon devices, whether the water supply and waste disposal systems are public or private, operate automatic safety controls, operate any valves except water closet flush valves, fixture faucets, and hose faucets. The inspector is not required to observe, or operate, water conditioning systems, fire and lawn sprinkler systems, on site water supply and quality, on site waste disposal systems, foundation irrigation systems, spas, except functional flow and functional drainage, solar water heating systems, observe the system for proper sizing, design, or use of proper materials.

DESCRIPTION OF PLUMBING SYSTEM

Water Supply Source: City water for house, well water for sprinkler

Service Pipe to House: Underground

Main Valve Location: Could not find main shutoff.

Supply Piping: Unknown

Waste Disposal System: City sewer

Drain/Waste/Vent Piping: PVC

Cleanout Location: Unable to find cleanout

Water Heater: Electric

Other components: Garbage disposal

OBSERVATIONS

Water Supply Source: Bluffton Water System

Limitations: None

Service Pipe to House: Underground appears to be PVC

Limitations: Unable to see.

Main Valve Location: Unable to find shutoff

Limitations: None

Supply Piping: Appears to be PVC

Limitations: Could not see piping.

Waste Disposal System: City sewer

Limitations: None

Drain/Waste/Vent Piping: All observed drain piping was PVC, as well as vent

piping.

Limitations: Could only see under sinks and the vent pipes were seen with binoculars coming out of the roof.

Clean Out. Unknown

Limitations: Could not locate

Water Heater: Electric and located in the garage appears in good condition.

Limitations: Ran the water and it got hot.

Clean Out. Unknown

Limitations: Could not locate

Other Components:

a. Master Bath toilet has a leak at base when flushed. Should have a qualified plumber repair toilet.

b. Garbage disposal worked satisfactorily.

Limitations: None

INTERIOR COMPONENTS

THE HOME INSPECTOR IS NOT REQUIRED TO OBSERVE PAINT, WALLPAPER AND OTHER FINISH TREATMENTS ON INTERIOR WALLS, CEILINGS, FLOORS, CARPETING, BLINDS OR OTHER WINDOW TREATMENTS.

DISCRIPTION OF INTERIOR

Wall Finishes: Walls are drywall construction and are painted except for the bathrooms.

Ceiling Finishes: Ceilings are drywall construction with a beaded texture.

Floor Finishes: Floors are carpeted except the bathrooms are vinyl. The entranceway front door is laminated wood.

Doors: Interior doors are wood raised panel hollow doors. Exterior doors are metal.

Window styles and glazing: Windows are metal double hung windows, except one fixed window in the master bath.

Fireplaces: One wood-burning fireplace in the family/great room.

Kitchen Appliances: Electric stove and oven. There is also a dishwasher, refrigerator and garbage disposal.

Laundry Appliances: No appliances.

Laundry Facility: Laundry facility is off the kitchen area.

Other Components: Ceiling Fans in bedrooms and family room/great room. Exhaust fans in both bathrooms.

OBSERVATIONS

Wall Finishes: All walls painted except the bathrooms, which have paper.

Limitations: None

Ceiling Finishes: All ceilings have a beaded texture. There are stains on the ceiling in the rear bedroom, appears to be an old stain. Could not see any signs of roof leak in attic. There are signs of ceiling repair in the family/great room that does not match the ceiling texture, and unsure of cause. Garage has a ceiling repair area about 4 feet by 4 feet and appears to have been caused by mechanical damage from attic above. May want to monitor or get more information concerning these areas.

Back Bedroom Main Bath Family/Great Room

Garage Ceiling

Limitations: Unknown reasons for repairs.

Doors: a. All interior doors appear to function properly.

b. Rear sliding glass door latch inoperable, in need of repair

c. Rear sliding screen door upper roller repair done in an amateurish

fashion and has a large gap at the top. Needs repaired correctly.

Window Styles: All windows were double hung windows with the master bath having a fixed window.

Limitations: None

Fireplaces: One fireplace in family room wood burning.

Limitations: Only worked the damper and it worked satisfactorily.

Kitchen Appliances: Operated the garbage disposal, oven, burners and dishwasher and all appeared to function properly. Refrigerator appeared to be cold.

Limitations: Could not check the actual temperature of oven and burners, as well as refrigerator.

Laundry Appliances: Washer and dryer not installed.
Limitations: None installed.
Laundry Facilities: Laundry facility is in an area off the kitchen.
Limitations: No appliances installed.

Other Components: All ceiling fans operated, as well as bathroom exhaust fans.

Front bedroom has cable outlet loose and hanging Front Bedroom has cover missing off the phone outlet.

Cable Outlet Phone Jack

Limitations: None

PREPARED BY:	ALL POINTS HOME INSPECTION
	P.O. Box 908
	Bluffton, SC 29910
Phone:	843-200-5254
E-Mail:	Rkw5727@hargray.com
Report Number:	1202