C&M REAL ESTATES SERVICES, LLC PROPERTY INSPECTION …...Atlanta, GA 30338 ... Suggested Action: Recommended to contact a licensed roofer to evaluate and repair. ... -Vertical observed

C & M Real Estate Service c 2019 All Rights Reserved 2334 Regal Ct Lawrenceville, GA 30044

C&M REAL ESTATES SERVICES, LLC

PROPERTY INSPECTION REPORT

FROM: Daniel Castro Registered Home Inspector C & M Real Estate Services 4780 Ashford Dunwoody Rd Suite A 507 Atlanta, GA 30338 Tel: (678) 549 2030 Fax:(770) 783 8074 TO: 2334 Regal Ct Lawrenceville, GA 30044 Buyer: Natividad Lopez Pacheco Agent: Carlos Hernandez


INSPECTION REPORT

1. GROUND AND APPURTENANCES

A. Driveways / Sidewalks Good condition. Suggested Action: None. B. Grading / Drainage Good condition. Suggested Action: None. C. Vegetation Good condition Suggested Action: None. D. Retaining Walls N/A. Suggested Action: N/A.

2. ROOFING, GUTTER AND OTHER ROOF COMPONENTS A. Roof Condition -Mildew and stains observed at shingles. -Missing drip edge flashing observed. -Sagging underlaying decking observed. -Missing cricket observed. -Loose shingles observed. -Water stains observed at decking. -Gap observed between decking and fascia. -Loose drip edge observed at the back of the house. Suggested Action: Recommended to contact a licensed roofer to evaluate and repair.

Mildew and stains Mildew and stains


Missing drip edge Sagging underlaying decking

Missing cricket Loose shingles

Loose shingles Loose shingles


Water stain Water stain

Water stain Opening observed

Loose drip edge Loose drip edge


B. Gutters / Downspouts Condition Good condition. Suggested Action: None.

3. HOME EXTERIOR A. Trim / Eaves/ Soffits / Fascia Condition Loose soffit observed on the front and at left side of the house. Suggested Action: Re-secure loose soffit to avoid pest intrusion.

Loose soffit Loose soffit B. Siding/Wall Covering -Rotted siding observed at the front of the house. -Gap between siding and brick observed on the front of the house. -Vertical observed on the front of the house above garage door trim. -Bump out observed at brick veneer on the front of the house. Suggested Action: Replace all rotted pieces of wood. -Seal this area to avoid water intrusion. -Seal this crack.

Rotted siding Rotted siding


Rotted siding Rotted siding

Gap between siding and brick Vertical crack

Bump out observed.


C. Foundation walls Inappropriate support observed in crawl space. Suggested Action: Install support using cylinder blocks.

Inappropriate support. D. Windows -Rotted window’s trim observed on the back of the house. Suggested Action: Replace all rotted pieces of wood.

Rotted trim Rotted trim


Rotted trim E. Doors -Rotted door’s trim observed at the back of the house. -Damaged weather stripping observed at the back of the house. Suggested Action: Replace all rotted pieces of wood. -Replace damaged screen to avoid air leaks.

Rotted trim Damaged weather stripping F. Deck -Loose handrail observed. -The balusters are improperly spaced at the guardrail. The opening between balusters should not exceed 4". -Uneven boards observed. -Nails coming off observed. -Loose boards observed. -Supports are not properly sitting at footing. -Missing joist hangers observed. -Single band observed on the front of the deck. -Band is separating from deck. -Missing footings observed. Suggested Action: Recommended to contact a licensed carpenter to evaluate and repair.


Loose handrail The balusters are improperly spaced

Uneven boards Uneven boards

Nails coming off Nails coming off


Loose boards Loose boards

Supports are not properly sitting at footing Missing joist hangers

Missing joist hangers Single band observed


Loose band Missing fotting

Missing footing G. Porch / Steps -Front stoop has settled towards the front, leaving a gap between the brick and the stoop. -Missing mortar observed. Suggested Action: -Make sure gap is always properly sealed to avoid water intrusion. -Recommended a masonry contractor to repair.


Gap between the brick and the stoop Missing mortar H. Chimney -Chimney has settle and there is a gap between the house and chimney brick. Seems like chimney is separating from house. -Opening observed between brick and siding. -Loose chase cover observed. Suggested Action: Recommended to contact a masonry contractor to evaluate and repair. -Re-secure siding to avoid pest intrusion. -Re-secure chase cover.

Gap between the house and chimney brick Opening observed


Loose chase cover Loose chase cover

4. GARAGE / WORKSHOP -Missing weather stripping observed. -Previous repair observed at garage ceiling. Suggested Action Install weather stripping. -Find out with owner about the repair and make sure it was properly fixed.

Missing weather stripping Missing weather stripping


Previous repair

5. ATTIC -Missing firestop observed. There should be no openings from lower levels into the attic. (to prevent fire from quickly spreading to the roof) -Pulldown stair does not seal properly. -Animal drops observed at attic vent screen. -Missing attic vent screen. Suggested Action: -Seal opening installing a fire block. -Stair needs to be adjusted. -Recommended to contact a pest control company to evaluate and repair. -Install screen to avoid pest intrusion.

Missing firestop observed Pulldown stair does not seal properly


Pulldown stair does not seal properly Animal drops

Missing screen

6. GENERAL INTERIOR A. Interior Rooms: -Door does not latch properly. (master bathroom and master bedroom) -Subfloor presents squeaking. (master bedroom) -Cracked wall observed. (left front bedroom) -Settlement crack observed. (sunroom area and living room) -Damaged flooring observed. (left front bedroom) -Uneven floor observed. (guest bathroom and stair area) -Previous repair observed. (living room, sunroom and hallway ceiling) Suggested Action: Door needs to be adjusted. -Re-secure loose subfloor. -Repair wall as needed. -Repair flooring as needed. -Repair floor as needed. -Find out with owner about the repair and make sure it was properly fixed.


Door does not latch properly Door does not latch properly

Subfloor presents squeaking Cracked wall

Settlement crack Crack at wall


Damaged flooring Uneven floor

Uneven floor Previous repair

Previous repair Previous repair


B. Fireplace: Good condition. Suggested Action: None. C. Stairs: Good condition. Suggested Action: None.

7. ELECTRICAL A. Receptacles / Fixtures / Fans / Branch Wiring -Exposed wiring observed. (seen from attic and crawlspace) -Loose receptacle observed. (master bedroom, left front bedroom, dining area and sunroom) -GFCI receptacle is not working properly. (master bathroom and kitchen) -Broken receptacle observed. (garage area) Suggested Action: Recommended to contact a licensed electrician to evaluate and repair.

Exposed wiring Exposed wiring

Exposed wiring Exposed wiring


Exposed wiring Loose receptacle

GFCI is not working properly GFCI is not working properly

Broken receptacle


8. PLUMBING Loose hose bib observed at the back of the house. Suggested Action: Re-secure hose bib to the wall.

Loose hose bib A. Septic Tank: The septic system should be cleaned every 4-5 years to prevent any malfunction Suggested Action: Find out with the owner when was the last time the septic tank was serviced . B. Leaks -Leak detected under the master bathroom shower. (seen from basement room closet) -Leak detected at main waste pipe. (seen from crawlspace) Suggested Action: Recommended to contact a licensed plumber to evaluate and repair.

Leak under the bathroom Leak under the bathroom


Leak at waste pipe Leak at waste pipe C. Water Heater -Missing expansion tank. Suggested Action: Recommended to contact a licensed plumber to evaluate and repair.

Missing expansion tank D. Bathrooms a) Commode (s) Loose toilet observed at basement bathroom. Suggested Action: -Using care to not over-tighten, a handy person can try to tighten the floor bolts or install shims under the base. A licensed plumber can repair any circumstance more complex.


Loose toilet b) Floors / Walls Good condition. Suggested Action: None. c) Tubs / Shower / Sinks -Missing water stopper observed. (guest bathroom) -Sink drain slowly. (guest bathroom) -Inappropriate drain line observed at basement bathroom’s sinks. Flexible pipes clog easily. Suggested Action: Recommended to contact a licensed plumber to evaluate and repair.

Missing water stopper Sink drain slowly


Inappropriate drain line Inappropriate drain line

9. HEATING -The heating system was not tested at the time of the inspection because the outside temperature was above 80 F and the manufactures do not recommended to operate the unit because it could get damage and it seems to be in good condition. Suggested Action: Check system when weather permits.

10. COOLING -Unleveled unit observed on pad. AC compressor should be level and plumb. -Condensation drain line is discharging too close to the foundation -Damaged or missing insulation observed at refrigerant line. A handy person can easily and inexpensively repair the damaged insulation. -Dirty ducts observed. -Disconnected ducts observed. -Deteriorated duct’s insulation observed. -Inappropriate grill installed in returns and vents. -The temperature differential between the supply and return was not within the expected range the readings taken were (68 / 77), the difference should be at least 13 F (main and upper level unit) Suggested Action: Recommended to contact a HVAC to evaluate and repair.

Unleveled unit Drain line is discharging too close to the foundation


Damaged insulation Damaged insulation

Dirty ducts Dirty ducts

Disconnected ducts Deteriorated insulation


Deteriorated insulation Inappropriate grill installed

Inappropriate grill installed

11. KITCHEN AND APPLIANCES A. Kitchen Good condition. Suggested Action: None. B. Sink -Inappropriate drain line observed. Suggested Action: Recommended to contact a licensed plumber to evaluate and repair.


Inappropriate drain line C. Disposal Good condition Suggested Action: None. D. Stove / Oven Good condition. Suggested Action: None. E. Vent Hood N/A. Suggested Action: N/A. F. Microwave Good condition. Suggested Action: None. G. Dishwasher -Dish washer drain line connected to a disposal without a High loop. The drain tube must be installed with a “high loop”, as high as possible under the countertop or sink rim. Suggested Action: Provide a high loop to avoid foul odors and contaminated food may back up into the dishwasher (cross connection).


No high loop H. Laundry Room Good condition. Suggested Action: None.

12. BASEMENT/CRAWL SPACE -Missing footing observed at support post. -Support post is not properly sitting at footing. -Dryer exhaust terminates inside the crawlspace. -Crawlspace partially cover by dryer motes. -Vapor barrier is not properly installed. -Missing insulation observed between floor joist. -Sump pump observed at crawlspace. -Possible mold observed at floor joists. -Rotted wood observed on the front of the house. (possible water intrusion) Suggested Action: Recommended to contact a licensed contractor to evaluate and repair. -Exhaust should be discharging outside the structure instead of inside. This can result in moisture accumulating in the crawlspace, causing mold and/or rot. Recommend installing adequate vent caps and securely connecting the ducts to the caps. -Remove all dryer motes from crawlspace. -Install missing vapor to avoid moisture get into the structure. -Install insulation to provide a better heating and cooling to living space. -Recommended to confirm that the sump pump is working properly. -Clean these areas. -Replace or reinforce this area and find out the water source.


Missing footing Support post is not properly sitting at footing

Dryer exhaust terminate inside the crawlspace Crawlspace partially cover by dryer motes

Missing vapor barrier Missing insulation


Missing insulation Sump pump observed

Possible mold observed Possible mold observed

Rotted wood Rotted wood

Documents

C&M REAL ESTATES SERVICES, LLC PROPERTY INSPECTION …...Atlanta, GA 30338 ... Suggested Action: Recommended to contact a licensed roofer to evaluate and repair. ... -Vertical observed