Pre-Drywall Inspection Report

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MEDALLION INSPECTIONS

helping people make informed decisions

Pre-Drywall Inspection Report

5657 Garden Valley Place Milton, Georgia 30024

Prepared for Betsy and Paul Dougherty

January12, 2015

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

SM

MEDALLION INSPECTIONS

helping people make informed decisions

January12, 2015 Betsy and Paul Dougherty

101 Maple Street Atlanta, Georgia 30303

Subject: Pre-Drywall Inspection Summary 5657 Garden Valley Place

Milton, Georgia 30024 Dear Betsy and Paul:

At your request, we performed a visual inspection of the construction of your new home on January12, 2015. We have summarized the highlights of our findings into the categories listed below. However, please refer to the full report for normal maintenance items, and more detail and photographs of the items of concern.

Building Code Issues

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

Floor and Wall Framing:

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

the stairwell to the basement. Load paths must be maintained all the way to the foundation or

slab. In this location it appears that the framers missed the path. Recommend adding the

required necessary jack studs. Reference 2007 Georgia Building Code 2006 IRC section

R.502.4.

Smoke Detectors:

3. The smoke detector in the master bedroom is located in the direct path of an HVAC supply vent located at the back wall corner, and the return vent located near the front wall of the bedroom. This will result in the smoke detector being either less effective or ineffective 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 not within the direct path of an HVAC supply and return. They also must be within 12 inches of the highest point in the room, and cannot be closer than 36 inches horizontally from the opening to a bathroom with a tub or shower, and no 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 house siding. Recommend the roofer install the flashing. 2007 Georgia Building Code 2006 IRC R905.2.8.4.

Exterior Wall Surface:

5. The wall sheathing is exposed where the house vapor barrier is exposed on the right rear corner of the master bedroom sitting room wall. Recommend the contractor properly repair the 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 front garage roof gable return. Recommend having the framing properly protected. 2007 Georgia Building 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 IRC R703.7.6.

Immediate Repairs Recommended

Conditions 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 roof 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 trim to seal the opening.

2. The roof decking is exposed at the base of the valley between the sitting room roof and rear 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 and secure the vent line to the fan.

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

Coolant Lines:

5. The insulation is torn on several sections of the coolant suction return lines in the attic. This

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

and will drip onto the ceiling below. Recommend HVAC technician inspect and repair the insulation 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 roofs have not been sealed between the shingles and fascia and soffits. Recommend the roofer seal the 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 from missing vapor barrier and slab. Recommend having the vapor barrier and concrete installed at slab and wall..

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

Thank you for choosing us for your pre-drywall inspection. If you have any questions after reviewing 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:jgr

Dougherty file

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

Report Index

INFORMATION 6 FRAMING 7

ELECTRICAL SYSTEMS 10

PLUMBING SYSTEM 12

HEATING, VENTILATION & AIR CONDITIONING 12 FIREPLACES 14 ROOF COVERING & ATTIC VENTILATION 15 EXTERIOR WALL, WINDOWS AND DOORS 15

FOUNDATION AND SLAB 18

Orientation

The orientation of LEFT or RIGHT in this report is from the street facing the house.

Report Text Color Legend

Black text is used to identify normal conditions.

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

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

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

Green text is used to report items we recommend be upgraded or

monitored for changes the future.

Page 6

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

INFORMATION

Client

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 Inspected

Property Street Address: 5657 Garden Valley Place.

Lot Number: ^101.

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

Property Subdivision Name:

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 During Inspection:

No one.

Climatic Conditions

Weather: ^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.

FRAMING

Floor and Wall Framing:

Floor/Ceiling Structure Condition:

OK. Well done.

Anchoring Walls to the Foundation:

There are several locations throughout the garage and basement where the outside wall

sole plate is not properly secured to the foundation using foundation straps or bolts as

required by 2007 Georgia Building Code 2006 IRC section R403.1.6. Each section of

sole plate on the perimeter walls must be secured using bolts embedded in the

foundation, or straps that are embedded in concrete. They must be secured with 12

inches of the end of each section of wood used. There are numerous locations where

the plates are not secured within 12 inches of the ends as required. The locations

include the left side of the garage, the right basement side wall, and both sides of the

back wall at the intersection of the wall where it turns from running parallel with the back

of the house and makes a 90 degree turn towards the back. Also, on both sides of the

basement double door, and on the left side of the basement near the beam in the middle

of the house. Recommend an experienced framing carpenter inspect and install the

missing foundation anchorage as required.

Page 8

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

Page 9

Jack Framing Support

The load path does not transmit to the slab in the basement under one set of supports in the stairwell to the basement. Load paths must be maintained all the way to the

foundation or slab. In this location it appears that the framers missed the path.

Recommend adding the required necessary jack studs. Reference 2007 Georgia Building 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

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Roof Decking:

There are large gaps between the fascia and roof decking across the base of the front roof 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 trim to seal the opening.

Roof Decking Sheathing:

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

Deck, Porch, or Balcony:

Framing of Deck/Porch: ^Ok.

Flashing Deck to Exterior Wall:

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. Contact the power company to mark the location of the underground cable before digging.

Main Service Panel:

Main Power Distribution Panel Location:

Basement.

Main Power Panel Size: expect 200 amps.

Service Cable to Panel Type:

Aluminum.

Grounding Protection:

Main Service Ground Verified:

Rebar encased in concrete on the left side of the foundation. The grounding conductor is present 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 HVAC supply vent located at the back wall corner, and the return vent located near the front wall of the bedroom. This will result in the smoke detector being either less effective or ineffective 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 not

within the direct path of an HVAC supply and return. They also must be within 12 inches

of the highest point in the room, and cannot be closer than 36 inches horizontally from

Page 12

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

PLUMBING SYSTEM

Plumbing:

Main Water Line Cutoff Location:

Basement level wall.

Interior Supply Piping Material:

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 Water Heater:

The water heater will be gas fired.

HEATING, VENTILATION & AIR CONDITIONING

Ductwork 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 and secure the vent line to the fan.

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

Strap Protection ^OK.

Page 14

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Laundry Vent

The laundry vent and vent connector are offset in the laundry room wall. Recommend moving 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 the insulation is not 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 the insulation on the coolant return line in the attic.

FIREPLACES

FIREPLACE #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 VENTILATION

Roof Covering:

Roof Condition:

The front left main hip roof has an exposed nail at the ridge. The front gable return roofs have not been sealed between the shingles and fascia and soffits. Recommend the roofer 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 and house siding. Recommend the roofer install the flashing. 2007 Georgia Building Code 2006 IRC R905.2.8.4.

Roof Gutter System: Not installed yet.

Attic Ventilation:

Ventilation: ^Ok.

EXTERIOR WALL, WINDOWS AND DOORS

Exterior Wall Surface:

Page 16

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

Siding Condition:

The wall sheathing is exposed where the house vapor barrier is exposed on the right rear corner of the master bedroom sitting room wall. Recommend the contractor properly repair the vapor barrier before siding is installed. 2007 Georgia Building Code 2006 IRC R703.2.

Corner Boards: ^Ok.

Page 17

Trim:

The gable return roof framing is exposed between the brick and trim on the left front garage roof gable return. Recommend having the framing properly protected. 2007 Georgia 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 Code

2006 IRC R703.7.6.

Page 18

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

Windows:

Windows Installation: ^OK.

Exterior Doors:

Door Installation: ^OK.

FOUNDATION AND SLAB

Foundation:

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

Visible Foundation Wall Cracks

The left living room foundation wall has an opening at the base that is exposing soil from missing vapor barrier and slab. Recommend having the vapor barrier and concrete installed at slab and wall..

Perimeter Foundation Drainage Surface:

The drainage around the perimeter of the foundation appears to have adequate ground

slope to remove run-off water from the immediate area.

Page 19

Footer Drain Tile

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

Soil Conditions ^Wet.

Slab:

Slab Condition ^Ok.

Parge Coat ^Ok.