Pre-Drywall Inspection Report · 2016. 12. 10. · 101 Maple Street Atlanta, Georgia 30303 Subject: Pre-Drywall Inspection Summary 5657 Garden Valley Place Milton, Georgia 30024 Dear

Medallion Services Group LLC - 678-369-6830 - www.MedallionInspections.com

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MEDALLION INSPECTIONShelping people make informed decisions

Pre-Drywall Inspection Report

5657 Garden Valley PlaceMilton, Georgia 30024

Prepared for Betsy and Paul DoughertyJanuary12, 2015

www.MedallionInspections.com


SM

MEDALLION INSPECTIONShelping people make informed decisions

January12, 2015

Betsy and Paul Dougherty101 Maple StreetAtlanta, Georgia 30303

Subject: Pre-Drywall Inspection Summary5657 Garden Valley PlaceMilton, Georgia 30024

Dear Betsy and Paul:

At your request, we performed a visual inspection of the construction of your new home onJanuary12, 2015. We have summarized the highlights of our findings into the categorieslisted below. However, please refer to the full report for normal maintenance items, andmore detail and photographs of the items of concern.

Building Code IssuesConditions listed in this section do not meet the Georgia Building Code in effect when thehouse permit was issued.

Floor and Wall Framing:1. There are several locations throughout the garage and basement where the outside wallsole plate is not properly secured to the foundation using foundation straps or bolts asrequired by 2007 Georgia Building Code 2006 IRC section R403.1.6. Each section of sole plateon the perimeter walls must be secured using bolts embedded in the foundation, or strapsthat are embedded in concrete. They must be secured with 12 inches of the end of eachsection of wood used. There are numerous locations where the plates are not secured within12 inches of the ends as required. The locations include the left side of the garage, the rightbasement side wall, and both sides of the back wall at the intersection of the wall where itturns from running parallel with the back of the house and makes a 90 degree turn towardsthe back. Also, on both sides of the basement double door, and on the left side of thebasement near the beam in the middle of the house. Recommend an experienced framingcarpenter inspect and install the missing foundation anchorage as required.

2. The load path does not transmit to the slab in the basement under one set of supports inthe stairwell to the basement. Load paths must be maintained all the way to the foundation orslab. In this location it appears that the framers missed the path. Recommend adding therequired necessary jack studs. Reference 2007 Georgia Building Code 2006 IRC sectionR.502.4.



Smoke Detectors:3. The smoke detector in the master bedroom is located in the direct path of an HVAC supplyvent located at the back wall corner, and the return vent located near the front wall of thebedroom. This will result in the smoke detector being either less effective or ineffective whenneeded. 2007 Georgia Building Code NFPA 72 Article 11.8.3.5 (6) specifically states thatsmoke detectors cannot be located in this direct path. Recommend moving the smoke detectorso that it is in an approved location, and not within the direct path of an HVAC supply andreturn. They also must be within 12 inches of the highest point in the room, and cannot becloser than 36 inches horizontally from the opening to a bathroom with a tub or shower, andno closer than 36 inches horizontally from the travel of the tips of any ceiling fans.

Roof Covering:4. The sidewall flashing is missing between the left rear corner of the garage roof and housesiding. Recommend the roofer install the flashing. 2007 Georgia Building Code 2006 IRCR905.2.8.4.

Exterior Wall Surface:5. The wall sheathing is exposed where the house vapor barrier is exposed on the right rearcorner of the master bedroom sitting room wall. Recommend the contractor properly repairthe vapor barrier before siding is installed. 2007 Georgia Building Code 2006 IRC R703.2.

6. The gable return roof framing is exposed between the brick and trim on the left frontgarage roof gable return. Recommend having the framing properly protected. 2007 GeorgiaBuilding Code 2006 IRC R703.1.

7. The weep holes are missing on the front entrance brick above the flashing for the arch. Recommend the mason install the needed weep holes. 2007 Georgia Building Code 2006 IRCR703.7.6.

Immediate Repairs RecommendedConditions listed in this section are items are not installed correctly but are not code items.

Roof Framing:1. There are large gaps between the fascia and roof decking across the base of the front roofbetween the master closet gable and the upstairs front center bedroom roof. Animals will beable to enter the attic in this area. Recommend installing flashing or trim to seal the opening.

2. The roof decking is exposed at the base of the valley between the sitting room roof andrear roof. Recommend having flashing or trim installed to protect decking.

Ductwork and Vents:3. The vent serving the master bath shower fan is disconnected. Recommend reattach andsecure the vent line to the fan.

4. The laundry vent and vent connector are offset in the laundry room wall. Recommendmoving the laundry vent connector.

Coolant Lines:5. The insulation is torn on several sections of the coolant suction return lines in the attic. Thisis generally when pulling the line set up through the wall during installation. If the insulation isnot repaired, condensation will form on the exposed copper coolant line during A/C operation,



and will drip onto the ceiling below. Recommend HVAC technician inspect and repair theinsulation on the coolant return line in the attic.

Roof Covering:6. The front left main hip roof has an exposed nail at the ridge. The front gable return roofshave not been sealed between the shingles and fascia and soffits. Recommend the roofer sealthe exposed nail and gable return connections with roofing cement.

Foundation:7. The left living room foundation wall has an opening at the base that is exposing soil frommissing vapor barrier and slab. Recommend having the vapor barrier and concrete installed atslab and wall..

8. The left foundation drain discharge piping is damaged. Recommend repair or replacementof piping.

Thank you for choosing us for your pre-drywall inspection. If you have any questions afterreviewing the report, please call us.

Very truly yours, MEDALLION INSPECTIONS

Joe Bettez ICC Residential Building Inspector Certified ASHI Inspector

Jim Radcliffe ICC Residential Combination Inspector

Certified ASHI Inspector

MI:jgrDougherty file


Property Address: 5657 Garden Valley Place, Milton, Georgia 30024 Page 5

© Medallion Inspections Confidential - for client use only. Use by any unauthorized persons is prohibited.

Report IndexINFORMATION 6FRAMING 7ELECTRICAL SYSTEMS 10PLUMBING SYSTEM 12HEATING, VENTILATION & AIR CONDITIONING 12FIREPLACES 14ROOF COVERING & ATTIC VENTILATION 15EXTERIOR WALL, WINDOWS AND DOORS 15FOUNDATION AND SLAB 18

OrientationThe orientation of LEFT or RIGHT in this report is from the street

facing the house.

Report Text Color LegendBlack text is used to identify normal conditions.

Burgundy text is used to report conditions that do not meet GeorgiaBuilding Codes.

Red text is used to report conditions that we recommend becorrected immediately.

Blue text is used to report conditions that we consider to be normalmaintenance.

Green text is used to report items we recommend be upgraded ormonitored for changes the future.

Page 6


INFORMATIONClient

Client First Name: Betsy and Paul.

Client Last Name: Dougherty.

Current Street Address: 101 Maple Street.

Current City/State/Zip: Atlanta, Georgia 30303.

Property to be InspectedProperty Street Address: 5657 Garden Valley Place.

Lot Number: 101.

Property City/State/Zip: Milton, Georgia 30024.

Property SubdivisionName:

Peachtree Pearl Ridge.

Purchase Price: $300,000.

Builder:Bob Weiland Homes.

Phase One Inspection Details

Inspection Date: January12, 2015.

Time: 9:00 AM.

Type of Inspection Pre-Drywall.

People Present DuringInspection:

No one.

Climatic ConditionsWeather: Overcast.

Temperature: 60's.

Last Measurable Rain: Overnight.

Soil Conditions: Damp.

Building Characteristics

Building Type: Single family home.

Page 7


Stories: 2

Number of Bedrooms Five.

Number of Full Baths Four.

Space Below Grade: Basement.

FRAMINGFloor and Wall Framing:

Floor/Ceiling StructureCondition:

OK. Well done.

Anchoring Walls to theFoundation:

There are several locations throughout the garage and basement where the outside wallsole plate is not properly secured to the foundation using foundation straps or bolts asrequired by 2007 Georgia Building Code 2006 IRC section R403.1.6. Each section ofsole plate on the perimeter walls must be secured using bolts embedded in thefoundation, or straps that are embedded in concrete. They must be secured with 12inches of the end of each section of wood used. There are numerous locations wherethe plates are not secured within 12 inches of the ends as required. The locationsinclude the left side of the garage, the right basement side wall, and both sides of theback wall at the intersection of the wall where it turns from running parallel with the backof the house and makes a 90 degree turn towards the back. Also, on both sides of thebasement double door, and on the left side of the basement near the beam in the middleof the house. Recommend an experienced framing carpenter inspect and install themissing foundation anchorage as required.

Page 8


Page 9


Jack Framing Support

The load path does not transmit to the slab in the basement under one set of supports inthe stairwell to the basement. Load paths must be maintained all the way to thefoundation or slab. In this location it appears that the framers missed the path.Recommend adding the required necessary jack studs. Reference 2007 GeorgiaBuilding Code 2006 IRC section R.502.4.

Wall Framing OK.

Loose Framing: None.

Sheathing Condition OK.

Firestops OK.

Roof Framing:Roof Bracing Ok.

Roof Framing: Ok.

Page 10


Roof Decking:

There are large gaps between the fascia and roof decking across the base of the frontroof between the master closet gable and the upstairs front center bedroom roof. Animals will be able to enter the attic in this area. Recommend installing flashing or trimto seal the opening.

Roof Decking Sheathing:

The roof decking is exposed at the base of the valley between the sitting room roof andrear roof. Recommend having flashing or trim installed to protect decking.

Deck, Porch, or Balcony:

Framing of Deck/Porch: Ok.

Flashing Deck to ExteriorWall:

Ok.

ELECTRICAL SYSTEMS

Page 11


Primary Power Source:Service Voltage: The incoming electrical service to this structure is 120/240 volts.

Service/Entrance/Meter: Underground service to the structure is desirable for safety and appearance. Contactthe power company to mark the location of the underground cable before digging.

Main Service Panel:Main Power DistributionPanel Location:

Basement.

Main Power Panel Size: expect 200 amps.

Service Cable to PanelType:

Aluminum.

Grounding Protection:Main Service GroundVerified:

Rebar encased in concrete on the left side of the foundation. The grounding conductor ispresent but has not been attached to the main ground yet.

Smoke Detectors:Placement:

The smoke detector in the master bedroom is located in the direct path of an HVACsupply vent located at the back wall corner, and the return vent located near the frontwall of the bedroom. This will result in the smoke detector being either less effective orineffective when needed. 2007 Georgia Building Code NFPA 72 Article 11.8.3.5 (6)specifically states that smoke detectors cannot be located in this direct path.Recommend moving the smoke detector so that it is in an approved location, and notwithin the direct path of an HVAC supply and return. They also must be within 12 inchesof the highest point in the room, and cannot be closer than 36 inches horizontally fromthe opening to a bathroom with a tub or shower, and no closer than 36 incheshorizontally from the travel of the tips of any ceiling fans.

Page 12


PLUMBING SYSTEMPlumbing:

Main Water Line CutoffLocation:

Basement level wall.

Interior Supply PipingMaterial:

CPVC.

Waste Line Materials: The predominant waste line material is plastic.

Waste Piping Condition: The visible plumbing waste piping appears functional.

Water Heater:

Water Heater Location: Basement.

Fuel Source for WaterHeater:

The water heater will be gas fired.

HEATING, VENTILATION & AIR CONDITIONINGDuctwork and Vents:

Type of Ducts flexible ducts.

Condition of Ducts OK.

Page 13


Bathroom Vents

The vent serving the master bath shower fan is disconnected. Recommend reattach andsecure the vent line to the fan.

HVAC Vent Stack not present - house has heat pumps installed.

Strap Protection OK.

Page 14


Laundry Vent

The laundry vent and vent connector are offset in the laundry room wall. Recommendmoving the laundry vent connector.

Coolant Lines:

Line Condition: The insulation is torn on several sections of the coolant suction return lines in the attic.This is generally when pulling the line set up through the wall during installation. If theinsulation is not repaired, condensation will form on the exposed copper coolant lineduring A/C operation, and will drip onto the ceiling below. Recommend HVAC technicianinspect and repair the insulation on the coolant return line in the attic.

FIREPLACESFIREPLACE #1

Location: Family room.

Type: Prefabricated metal gas only direct vent.

Flue: Metal.

Condition: The fireplace appears to be installed correctly.

FIREPLACE #2

Location: Outside deck.

Type: Prefabricated metal ventless gas only.

Condition: The fireplace appears to be installed correctly.

Page 15


ROOF COVERING & ATTIC VENTILATIONRoof Covering:

Roof Condition:

The front left main hip roof has an exposed nail at the ridge. The front gable return roofshave not been sealed between the shingles and fascia and soffits. Recommend theroofer seal the exposed nail and gable return connections with roofing cement.

Flashing: The sidewall flashing is missing between the left rear corner of the garage roof andhouse siding. Recommend the roofer install the flashing. 2007 Georgia Building Code2006 IRC R905.2.8.4.

Roof Gutter System: Not installed yet.

Attic Ventilation:Ventilation: Ok.

EXTERIOR WALL, WINDOWS AND DOORSExterior Wall Surface:

Page 16


Siding Condition:

The wall sheathing is exposed where the house vapor barrier is exposed on the right rearcorner of the master bedroom sitting room wall. Recommend the contractor properlyrepair the vapor barrier before siding is installed. 2007 Georgia Building Code 2006 IRCR703.2.

Corner Boards: Ok.

Page 17


Trim:

The gable return roof framing is exposed between the brick and trim on the left frontgarage roof gable return. Recommend having the framing properly protected. 2007Georgia Building Code 2006 IRC R703.1.

Brick Veneer Conditions:

The weep holes are missing on the front entrance brick above the flashing for the arch. Recommend the mason install the needed weep holes. 2007 Georgia Building Code2006 IRC R703.7.6.

Page 18


Windows:Windows Installation: OK.

Exterior Doors:Door Installation: OK.

FOUNDATION AND SLABFoundation:

Type of Foundation: Poured in place concrete, 8" or more thick.

Visible Foundation WallCracks

The left living room foundation wall has an opening at the base that is exposing soil frommissing vapor barrier and slab. Recommend having the vapor barrier and concreteinstalled at slab and wall..

Perimeter FoundationDrainage Surface:

The drainage around the perimeter of the foundation appears to have adequate groundslope to remove run-off water from the immediate area.

Page 19


Footer Drain Tile

The left foundation drain discharge piping is damaged. Recommend repair orreplacement of piping.

Soil Conditions Wet.

Slab:Slab Condition Ok.

Parge Coat Ok.

Documents

Pre-Drywall Inspection Report · 2016. 12. 10. · 101 Maple Street Atlanta, Georgia 30303 Subject: Pre-Drywall Inspection Summary 5657 Garden Valley Place Milton, Georgia 30024 Dear