INSPECTION REPORT

COMMENT: Organic debris including leaves, pine needles, and small branches was observed accumulating in the gutter troughs and along the lower edge of the roof covering. This buildup can impede proper water drainage, cause water to back up under the shingles, and accelerate deterioration of the roofing materials. Recommend having a qualified contractor clean all gutters and remove vegetation from the roof surface. Regular maintenance (at least twice per year) is advised to prevent future accumulation.

COMMENT: Minor hairline and surface-level cracking was observed in the concrete driveway. These cracks appear consistent with normal shrinkage and thermal expansion typical of poured concrete in the Southeast climate. No significant heaving, settling, or displacement was noted at this time. Recommend monitoring these areas seasonally for any widening or changes. Sealing the cracks with a flexible concrete caulk is advisable to prevent moisture intrusion and further deterioration during freeze-thaw cycles.

COMMENT: The rear right downspout was observed discharging directly onto the back deck landing area rather than being directed away from the structure. This improper drainage pattern can lead to standing water on the deck surface, accelerated wood deterioration, soil erosion around the deck footings, and potential moisture intrusion into the crawl space below. Recommend re-routing the downspout extension at least 4-6 feet away from the foundation and deck structure using a rigid or flexible downspout extension directed toward an appropriate drainage area. A splash block or underground drain pipe may also be considered for a permanent solution.

COMMENT: The main floor heating unit is located in the crawl space beneath the home. The unit is a 2-ton electric forced-air furnace manufactured in 2022. At the time of inspection, the system responded to thermostat controls and appeared to be operating within normal parameters. The ductwork in the crawl space appeared to be insulated and in serviceable condition. Recommend maintaining regular HVAC service intervals per manufacturer specifications.

COMMENT: The second floor heating unit is located in the attic space. The unit is a 3-ton electric forced-air furnace manufactured in 2022. The system responded to thermostat controls and appeared to be operating within normal parameters at the time of inspection. The condensate drain line was observed to be routed to an appropriate termination point. Recommend verifying the emergency overflow pan and secondary drain line are functioning properly to prevent potential water damage to living areas below.

COMMENT: The exterior condensing unit for the main floor cooling system is located on the left side of the home. The unit appeared to be level on its pad and in serviceable condition. Refrigerant lines and electrical connections appeared intact. The area around the unit should be kept clear of vegetation and debris (at least 2 feet of clearance on all sides) to ensure adequate airflow and efficient operation.

COMMENT: The air filter for the crawl space HVAC unit is a disposable type, sized 20x20x1 or 20x20x5 (depending on filter housing depth). At the time of inspection, the filter appeared to be moderately used. Recommend replacing the filter every 1-3 months (for 1-inch filters) or every 6-12 months (for 5-inch media filters) to maintain optimal airflow and indoor air quality. A clean filter also helps extend the life of the HVAC system and improve energy efficiency.

COMMENT: The air filter for the attic HVAC unit is a disposable type, sized 20x20x1 or 20x20x5 (depending on filter housing depth). The filter appeared to be in serviceable condition at the time of inspection. Recommend establishing a regular filter replacement schedule. Attic-mounted units can be more susceptible to condensation issues when airflow is restricted by dirty filters, which could result in moisture damage to ceilings below. Mark the filter size on the unit housing for future reference.

COMMENT: The main water supply shut-off valve is located in the crawl space. The valve appeared to be a gate-style valve in serviceable condition. It is important that all occupants know the location of this valve in case of a plumbing emergency. Recommend exercising the valve periodically (turning it on and off) to prevent it from seizing due to mineral buildup or corrosion. If the valve has not been operated in some time, have a licensed plumber verify it functions properly before relying on it for an emergency shut-off.

COMMENT: A secondary water shut-off valve was observed at the yard meter located near the street. This valve is typically controlled by the local water utility and serves as the primary shut-off point for the entire property. In the event of a major leak or plumbing failure, this valve can be used to stop all water flow to the home. Recommend keeping the meter box lid accessible and free of soil or vegetation overgrowth for emergency access.

COMMENT: The bathroom vanity sink top was observed to be inadequately secured to the wall surface. Movement or shifting of the countertop could displace the water supply lines and drain connections beneath, potentially resulting in a water leak. This is especially concerning in bathrooms where the vanity may be leaned on or bumped during daily use. Recommend having a qualified contractor properly anchor the sink top to the wall framing using appropriate fasteners and adhesive to prevent any displacement of the plumbing connections.

COMMENT: The master bathroom bathtub was observed to be insufficiently secured to the floor covering. When weight is applied or the tub is in use, movement could stress or disconnect the drain assembly and water supply connections underneath, leading to hidden water leaks that may cause subfloor damage or mold growth over time. Recommend having a qualified contractor properly anchor the tub to the subfloor and verify all plumbing connections are secure. A bead of flexible caulk should also be applied at the tub-to-floor junction to prevent water infiltration.

COMMENT: The main electrical disconnect and meter base are located on the right (east) side of the home. The 200-amp service entrance appeared to be in serviceable condition with underground service conductors. The meter base, weatherhead, and service connections appeared properly sealed and intact. All occupants should be familiar with this location in case the main power needs to be shut off during an electrical emergency. The area around the meter should be kept clear and accessible at all times.

COMMENT: The main electrical panel is located in the garage. The panel appeared to be properly labeled with circuit identification, and all breakers were observed to be in their designated positions. No signs of overheating, arcing, or corrosion were noted on accessible components. The panel cover was intact and all knockouts were properly filled. The panel appeared to have adequate capacity for the home's current electrical needs.

COMMENT: The ceiling fan in the upstairs left bedroom did not respond to the wall switch or pull chain during the inspection. The fan blade assembly and motor housing appeared to be intact and properly mounted. The issue may be related to a faulty wall switch, loose wiring connection at the junction box, or a defective fan motor. Recommend having a licensed electrician evaluate and repair the fan to restore full functionality. Until repaired, the circuit serving this fixture should be monitored for any unusual behavior.

COMMENT: Sections of insulation in the crawl space were observed to be displaced, sagging, or missing from the floor joist bays. Improperly secured insulation reduces the home's energy efficiency, can contribute to uneven floor temperatures, and may allow moisture to accumulate against the subfloor. Recommend having a qualified insulation contractor re-secure all displaced batts using mechanical fasteners (insulation supports or wire hangers) and replace any missing sections to restore the full thermal envelope. A vapor barrier inspection should also be performed to ensure the crawl space moisture management system is intact.