Residential Inspection ReportReport · May 23, 2026
This home is in generally sound condition. Of the 16 items noted in this report, 4 relate to safety and 3 are recommended for evaluation by a qualified specialist — each is detailed below by system, with photos and clear next steps.
This home is well-kept overall. 16 items warrant attention — tap a category to filter the report.
Every finding is tagged with a category and, where action is needed, an urgency.
Viewed from ladder at eave and from grade with binoculars; not walked due to slope and surface condition.
Roof not traversed; areas obscured by surface debris were not fully evaluated.
Localized shingle damage and evidence of prior patching observed on the rear roof slope.
Active leakage was not confirmed, but the condition may allow water intrusion and can shorten the remaining service life of the covering.
Evaluation and repair by a qualified roofing contractor. — Roofing contractor.
Damaged and improperly lapped flashing observed where the chimney meets the roof field.
This condition can allow water intrusion into concealed roof and wall assemblies and may lead to wood decay over time.
Repair by a qualified roofing contractor. — Roofing contractor.
Debris accumulation observed in gutters along the right elevation.
Restricted drainage can overflow toward the foundation and contribute to perimeter moisture.
Clean gutters and establish routine maintenance. — Owner / handyman.
Visual inspection of readily accessible cladding, trim, grading, and attached structures from grade.
Areas behind stored items and dense vegetation were not fully visible.
The rear deck guardrail is loose and moves under hand pressure; baluster spacing is wider than modern safety standards in one run.
A loose guard and wide spacing present a fall hazard, particularly for children.
Repair and reinforce the guardrail; correct spacing by a qualified contractor. — Carpenter / deck contractor.
Wood rot and sealant failure observed at fascia trim and the exterior door frame.
In Georgia’s hot, humid climate, sealant failure and decay can progress and admit moisture into the wall assembly.
Repair affected trim, re-seal, and maintain finishes. — Carpenter.
Negative grading observed at portions of the foundation perimeter, directing surface water toward the home.
Poor drainage at the perimeter contributes to crawlspace moisture and foundation movement over time.
Re-grade to slope away from the foundation and extend downspout discharge. — Landscaper / grading contractor.
Visual inspection of accessible garage components and overhead door operation.
Stored items limited visibility of walls and slab.
Overhead door operated normally and auto-reverse safety responded when tested.
Visual inspection of readily visible structural components.
Finished surfaces concealed most structural members.
No significant structural deficiencies observed in readily visible framing at time of inspection.
Entered and traversed accessible portions of the crawlspace where headroom and access allowed.
Low-clearance areas and areas beneath HVAC ductwork were not fully accessible.
Elevated moisture staining and fallen insulation observed below the primary bathroom area.
Continued moisture exposure can contribute to insulation damage, wood deterioration, and conditions favorable to microbial growth.
Perform a plumbing leak check above this area and improve crawlspace moisture management. — Plumber + crawlspace contractor.
Vapor barrier is damaged and provides insufficient coverage over the soil.
Exposed soil raises crawlspace humidity and adds to the moisture load on framing.
Repair / replace vapor barrier for continuous coverage. — Crawlspace contractor.
Operated heating in heating mode at the thermostat; visual inspection of equipment.
Heat exchanger interiors are not visible during a visual inspection.
Heating system responded and produced warm air at registers when tested.
Operated cooling at the thermostat and measured supply/return temperature differential.
Refrigerant charge is not measured during a standard visual inspection.
The cooling system produced a temperature differential below the typical expected range at the time of inspection.
Reduced performance may indicate maintenance needs, low refrigerant, airflow restriction, or mechanical wear.
Service and evaluation by a qualified HVAC contractor. — HVAC contractor.
Condensate drain line shows partial restriction and staining at the secondary pan.
A clogged condensate drain can overflow and cause water damage near the air handler.
Clear and treat the condensate line; verify secondary protection. — HVAC contractor.
Operated fixtures, ran water, and visually inspected accessible supply, drain, and water heating.
Concealed piping within walls and below slab was not inspected.
Minor drip observed at the right-side exterior hose bib.
A persistent drip wastes water and can promote perimeter moisture.
Replace washer / repair bib. — Plumber / handyman.
Water heater (2019) operated normally; TPR valve and discharge configuration appeared appropriate.
Removed the panel cover where safe; visually inspected the panel, a representative sample of devices, and operated a sample of fixtures.
Concealed wiring and areas behind finished surfaces were not inspected.
A double-tapped breaker was observed at the panel (two conductors under one breaker terminal).
This condition can lead to poor conductor termination and overheating.
Correction by a qualified electrical contractor. — Electrical contractor.
An open-ground condition was observed at one or more receptacles in the living area.
Improper grounding may reduce shock protection and can affect the safe operation of connected equipment.
Evaluation and correction by a qualified electrical contractor. — Electrical contractor.
Service rated 200A; panel labeling and overall condition were otherwise appropriate.
Observed the presence and placement of smoke and carbon-monoxide alarms in readily accessible areas; alarms were not functionally tested.
Alarm age, battery condition, and interconnection were not verified during a visual inspection.
No carbon monoxide detectors were observed at the time of inspection. The home has combustion appliances (gas water heater and gas fireplace).
Without CO detection, occupants may not be warned of dangerous carbon monoxide levels from combustion appliances.
Install CO detectors per manufacturer guidance, typically one per floor and outside sleeping areas. — Electrical contractor.
Visual inspection of accessible firebox, damper, and hearth.
Flue interiors require a Level 2 inspection, which is outside this scope.
Gas fireplace operated at the switch; damper and hearth appeared serviceable.
Inspected from the attic access hatch; entered accessible areas where decking allowed.
Low areas near the eaves were viewed from the hatch only.
Insulation is unevenly distributed and below current recommended depth in areas; heat-stress indicators noted.
Reduced insulation increases cooling load and energy cost in Georgia’s climate.
Add insulation to a consistent recommended depth. — Insulation contractor.
Operated a representative sample of doors and windows; visual inspection of interior finishes.
Furnishings and stored items limited inspection of some surfaces.
Representative doors and windows operated normally; no significant interior deficiencies observed.
Operated built-in appliances through a normal cycle where practical.
Appliances tested for basic operation only, not full performance.
Built-in appliances operated during testing; no significant deficiencies observed.
Visual inspection of laundry connections and ventilation.
Appliances were not present at time of inspection.
Dryer vent termination shows lint accumulation.
Restricted dryer venting reduces efficiency and is a fire-safety maintenance item.
Clean dryer vent run and termination. — Owner / handyman.