Some Problem Areas Found

This Water Heater trim is not much of a safety issue. However, it sure looks bad. This type of installation is what makes me look even harder for problems that may be hidden. This photo is of a NEW HOME.

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First of all, I would like for my southern home inspection customers and associates to know this: we inspect every item in the home. Although we inspect for the same code violations as other building inspectors, that’s not what we are there for. We're primarily there to inspect any and all items the building inspector may have missed or over-looked or never inspects. If you're in need of home inspection in Georgia, you've come to the right place.

We also check to see if all items installed meet manufacturer standards. Then, we inspect the items the building inspector never inspects. These items my include, but will not be limited to, all flooring, wall paint, wall blemishes and small items, which many people just do not think about. Such as, do the cabinet doors line up properly? Are my towel bars secure? Are the light fixtures level? Is the sheet rock patched properly? Are the doors and windows installed properly? This means, that everything which is installed in or on the home will be looked at by our Alabama home inspector; from the grass, landscaping, exterior drainage issues, concrete walks, porch's and driveway at the exterior of the property. We will also take out a ladder and actually walk on the roof, if the pitch allows me to do so. If not, I will use my zoom camera for pictures which can be evaluated at my office. If there is any issues with the home, we will find them, “I promise you that“. When inspecting the interior portion of the home, once again, we're going to look at everything. We make sure the Cabinet Doors and Drawers line up properly. The Counter Tops, Appliances, Venting, Sink, Faucet's, Disposal, Lighting, Switches, Outlets and are the required number of Outlets installed. We even look at the Air Conditioning/Heating diffuser placement. Hopefully, this will insure there will be NO hot spots in your living areas. We inspect duct work and how it is installed, is it too manufacturers or industry standards? You would be surprised how many aren't.

These two photos show what termites have done to the columns holding up this porch. At first glance, the columns looked find, but a little probing opened up the fact that termites had attached each column. When this happens, the structural integrity is compromised. Then, I checked the windows and also found that termites has attached the trim around the window. The termites were not present any longer, but the damage needed to be repaired.

Mickey Ellis Home & Commercial Inspections

706-681-3513 Residential and Commercial 770-680-0696

Mickey Ellis Home & Commercial Inspections

Call 706-681-3513 or 770-680-0696

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New Commercial and Home Inspections are conducted in phases during the construction process. These Inspections are intended to identify quality, workmanship, oversights, omissions, cosmetic and items not installed in accordance with applicable codes or manufacturer installation instructions. Therefore, we private inspectors are not limited in what we inspect. Whereas, the county/city Building Inspectors, are in fact limited in their inspection. The Building Inspector's do not necessarily inspect for the correct manufacturer installation applications. They also, do not inspect flooring, paint, trim, moldings or cosmetic issues. Therefore, this makes New Construction Inspections just as important as an inspection for a pre-owned property. I also back up my inspections with data and digital photographs.

New construction inspections are quite honestly just as valuable to the new home buyer than inspections performed on older homes. Since, virtually 100% of the defects and problems are usually addressed before you, the buyer close on the property. With no cost to you the buyer, but by the builder, with no further negotiations necessary. The main goal is to insure that you get everything you expect and deserve from your builder, prior to moving in. This could also keep you from fighting with the warranty department over defects, after the fact.

New construction inspections are aimed exclusively on the identification of defects, workmanship, manufacturer installation instructions and code violations. A phase inspection involves various site visits and inspections or evaluations of the work in progress as the different phases of the property are completed. These inspections could also be required by the bank, which is financing your purchase. The three most common construction inspections are the foundation inspection, the pre-sheetrock inspection and the final inspection. Inspections includes, the grading, footings, plumbing, electrical wiring, insulation, HVAC installation, roof structure, roofing surface and framing are all typically included. The number of visits by me to the site can also be decided by you, the buyer. During all inspections, I am looking for workmanship and quality issues, too.

IInspections are continually conducted on a project from the initial foundation inspection through to the final inspection, where the required Certificate of Occupancy or TCO is issued. A private commercial - home inspector can be much more thorough with a new construction inspection, because the county/city inspector cannot get into the general quality issues during his inspection. Meeting the minimum standards does not ensure quality, because workmanship is never a factor in code inspections.

With some complicated foundations, you may have an engineer look over the construction as it progresses. In all other cases, a licensed inspector can certainly do the job. Usually, county/city inspectors are expected to do a layout inspection, making sure the foundation does not overlap the building lines. Ask for a copy of the “site survey plait”, if a site survey plait has not been done, I can carefully assess and precisely measure from the property lines. If there is any doubt about whether the structure encroaches over the building lines, have a professional survey done before proceeding. In addition to the layout, the inspector will verify the steel content, depth of footings, post tension cables, as well as other parts of the foundation.

Pre-Sheetrock Inspection

Most builders invite the client to do a walk through after framing is complete, HVAC and plumbing rough-ins, and electrical wiring are all complete. This is a great time to look at your outlet locations and window/door placements. Make sure that any new alterations to the plans have been identified and addressed, by the sub contractors. My inspectors can and will be your representative for out-of-area clients.

It is not realistic to expect everything to check out perfectly. Just about every builder in every price range will have some punch list items to correct. Both from the county/city and the third party commercial/home inspector. Advise your builder that you will provide him with the report as soon as it becomes available to you, so that he can address the items before any walls are closed up.

Final Inspection

You will need to have all of the utilities on in order to properly complete this inspection. Normally, the builder requests a “walk-thru” inspection with you when the property is substantially complete. If utilities are on, you could schedule your inspector at this time. The inspector will focus on paint, touch up items, an conduct a thorough inspection, checking for leaks, non functional outlets, final grading of the lot, flashing problems, appliance operation, voids in mortar, etc.

Some of the items the inspector finds may seem minor today, but I can assure you, "minor issues could become major issues, if they are not corrected". It is in your best interest to have everything done properly from the start. If there are items that cannot be repaired before the closing, and you cannot postpone the closing, have the builder sign a written list of the items to be repaired, replaced or completed in a timely manner.

Building a new home or commercial property can be a very exciting and rewarding experience. A new home or commercial property can delivered to your likes and expectations. It is a difficult project and a very large investment of time, money and heart. The support, advice and information that you will gain from a third party inspection will be without a doubt, invaluable. Do not leave out this most important step in the building process. "Protect yourself and investment with a private inspector, looking out for only you."

Septic Inspection in Georgia

Inspecting a home or commercial septic system means finding evidence that the onsite waste water disposal and treatment system is working properly. The procedures used must cope with the difficulty that a septic system consists of buried components, involves major costs to replace, and may involve serious health and life safety risks as well.

A “septic system,” also referred to as a private, on-site waste disposal system, receives waste water and solids from a building’s plumbing facilities (bathrooms, kitchens, shower, laundry), treats, and then disposes of the effluent from this waste, by permitting it to absorb into soils at the property. Wastewater or septic effluent treatment is accomplished by bacterial (and other microorganism) action in the “septic” or “treatment” tank and it is mostly accomplished by bacteria in the soil around and below the effluent absorption system, or “drain field.” This bacterial action is needed to reduce the level of pathogens in the effluent discharges from the waste system into the soil. In addition to reducing the level of pathogens and the reduction of organic waste to a combination of new cell masses, CO2, and water, wastewater treatment removes organic matter, nitrites and nitrates, and phosphorous. In an absorption field the soil performs an additional role of filtering the septic effluent.

Mickey Ellis is a state certified septic inspector/installer. We provide this service to our clients for a charge of $395.00 per tank. This fee include's pumping for the inspection.

A SEPTIC TANK INSPECTION CHECKLIST

Inspecting the Septic Tank Area Before Opening the Septic Tank

Subsidence (depressions or low areas in the soil) at the septic tank location – may risk dangerous, potentially fatal collapse

Evidence of recent work which may need to be investigated to understand the condition of the septic system

Evidence of backup or effluent breakout at the surface in the septic tank area

Thickness of scum and sludge levels: Septic tank maximum scum and sludge buildup prior to pump out, and instructions for measuring the floating scum layer thickness and settled sludge layer thickness in a septic tank

Back-flow of effluent into the tank during pumpdown – an indicator of flooded leach fields

Condition of the Septic Tank Baffles: damage to the tank baffles. Evidence of a broken concrete septic tank baffle is shown below at our discussion of home made site built tanks, and a rusted-steel septic tank baffle is shown in other photographs on this page

Liquid and waste level in the tank: evidence of waste passing over the baffles – a flooded system, an indicator of septic system failure. Evidence of sewage flowing over the septic tank baffle is shown in a photo below where we discuss septic tank baffles

Unusually high levels of sewage in the septic tank – suggesting a blocked outlet or drainfield. The drainfield may be failing due a damaged or clogged pipe, a clogged, failing drainfield, or due to groundwater leaks into the septic tank or groundwater that saturates the drainfield

Unusually low levels of sewage in the septic tank – suggesting that the tank has a leak, can have several causes depending on the tank age and the material from which it was built

Low Sewage Levels in Concrete septic tanks: If the tank is made of concrete it should be pumped and cleaned thoroughly so that your contractor can inspect the tank for cracks or other damage.

Low Sewage Levels in Plastic/Fiberglass septic tanks: after pumping the tank, look for a lost drain plug in the tank bottom. Even pumping the tank can accidentally remove this plug – a condition you won’t notice until the next time it’s pumped.

Low Sewage Levels in Steel Septic Tanks: Pump the tank completely, clean and inspect for rust holes – it’s common for the bottom of such tanks to rust completely away.

Low Sewage Levels in Home Made or Site Built Septic Tanks: there is risk of tank collapse or leaks when septic tanks are site-built such as using concrete blocks or stone, leaks are likely.

This fee includes pumping for the inspection. After the Septic Tank has been pumped out and only by pumping can a visual inspection of the actual tank capacity and condition be completely determined.

SAFETY WARNING: Do not enter or lean down over or into any septic tank unless you’re wearing special breathing apparatus and have a second worker watching you for safety – methane gas in the tank can cause fatal asphyxiation. It should never be necessary to enter a septic tank. Any work to replace the baffles or repair the tank should be done from the outside the tank.

SEPTIC TANK SOLIDS & SCUM – thickness, net free area, effluent retention time Solids entering a septic tank are intended to remain there until pumped out during tank service process. A large portion of solids settle to the bottom of the tank, which is referred to as sludge.

Grease and floating scum remain at the top of the sewage in the tank. Baffles (discussed above) help keep solids, scum, and grease in the tank. Bacterial action in the tank make a modest reduction in the solids volume and begin the processing of sewage pathogens, a step later completed by soil bacteria in the absorption fields.

Net free area: If the sludge level becomes too high or the floating scum layer too thick, in addition to risking passage of solids out of the tank (damaging the absorption system), the remaining “net free area” of liquid in the tank is reduced. When the net free area becomes too small, there is insufficient time for waste entering the tank to settle out as bottom sludge or top floating scum. The time allowed for sewage to separate and settle out as sludge or collect as floating scum is called septic tank retention time.

For an in-use septic tank with a small net free area, and therefore a short septic effluent retention time, the frequent entry of solid and liquid waste will keep the tank debris agitated, thus forcing floating debris into the absorption system where the life of that component will be reduced (due to soil clogging). However, in 1995 the state of Georgia has required all Septic Tanks to have sludge filters in place on the outlet side of the Septic Tank. This filter will/has greatly helped with the life of the drain field.

The importance of keeping an adequate net free area in a septic tank is the reason that tanks need to be pumped at regular intervals (no more than 3 years between pumping). Building owners who never pump a tank until it is clogged have already damaged the absorption system and reduced its future life expectancy.

For Sellers

Be proactive in marketing your home. Having a Professional Home Inspection as a Seller takes the stress off of you. A Home Inspection will provide more time to make the needed repairs instead of trying to get repairs done quickly. This would also provide you with more time to receive bids on your repairs, thereby, probably saving money on the repairs.

Home Inspections by a Seller is a great marketing tool because it shows the potential buyers that you are serious about selling your home. Many buyers are requesting all repairs to be completed before they close on the house which many times is a 7-10 day due diligence period. The Home Inspector knows what to are looking for. He knows the questions that need to be ask. Think of it this way, once you get a buyer viewing your home, you want them to stay interested in your home, not the home next door or down the street.

With Home Inspections starting at $250, it is a good marketing investment for your home. This may even possibly get you closer to your the price you really are asking for you're home.

NEW COMMERCIAL and HOME INSPECTIONS

706-681-3513 or 770-680-0696

Offices in Columbus, GA and Marietta, GA Serving the Georgia and Alabama

Southern Home Inspection

5704 Ironstone Drive

Columbus, GA 31907

706-681-3513 | meinspections@gmail.com