Property Location

1121 Wimberly Rd NE
Brookhaven, GA 30319

This is our report of a visual inspection of the readily accessible areas of this building, in
accordance with the terms and conditions contained in the PRE-INSPECTION
AGREEMENT, which is a part of this report and incorporated herein. Please read the
REMARKS printed on each page and call us for an explanation of any aspect of this
report, written or printed, which you do not fully understand.

Date of inspection: Sunday 05/07/18 Time: 4:17 p.m. Weather conditions: Sunny and Clear Outside
temperature: 80s

PRE-INSPECTION AGREEMENT (PLEASE READ CAREFULLY)

The COMPANY agrees to conduct an inspection for the purpose of informing the CLIENT
of major deficiencies in the condition of the property. The inspection and report are
performed and prepared for the sole, confidential and exclusive use and possession of
the CLIENT. The written report will only include the following:

structural condition and basement

electrical, plumbing, water heater, heating and cooling

quality, condition and life expectancy of major systems

kitchen and appliances

general interior, including ceilings, walls, windows, insulation and ventilation

general exterior, including roof, gutter, chimney, drainage, grading

It is understood and agreed that this inspection will be of readily accessible areas of the
building and is limited to visual observations of apparent conditions existing only at the
time of the inspection. Latent and concealed defects and deficiencies are excluded from
the inspection; equipment, items, and systems will not be dismantled. Maintenance and
other items may be discussed, but they are not a part of our inspection. The report is
not a compliance inspection or certification for past or present governmental codes or
regulations of any kind.

The inspection and report do not address and are not intended to address the possible
presence of or danger from any potentially harmful substances and environmental
hazards, including but not limited to radon gas, lead paint, asbestos, mold, mildew,
urea formaldehyde, toxic or flammable chemicals, and water and airborne hazards.

Also excluded are inspections of and reports on swimming pools, wells, septic systems,
security systems, central vacuum systems, water softeners, sprinkler systems, fire and
safety equipment, and the presence or absence of rodents, termites and other insects,
as well as condition of trees, plantings, or landscaping.

The parties agree that the COMPANY, and its agents and employees, assume no liability
or responsibility for the cost of repairing or replacing any unreported defect or
deficiency, either current or arising in the future, or for any property damage,
consequential damage or bodily injury of any nature. THE INSPECTION AND REPORT
ARE NOT INTENDED OR TO BE USED AS A GUARANTEE OR WARRANTY, EXPRESSED
OR IMPLIED, REGARDING THE ADEQUACY, PERFORMANCE OR CONDITION OF ANY
INSPECTED STRUCTURE, ITEM OR SYSTEM. COMPANY IS NOT AN INSURER OF ANY
INSPECTED CONDITIONS.

It is understood and agreed that should COMPANY and/or its agents or employees be
found liable for any loss or damages resulting from a failure to perform any of its
obligations, including but not limited to negligence, breach of contract, or otherwise,
then the liability of COMPANY and/or its agents and employees shall be limited to a sum
equal to the amount of the fee paid by the CLIENT for the inspection and report.

CLIENT and COMPANY agree that should a court of competent jurisdiction determine
and declare that any portion of this Agreement is void, void able or unenforceable, the
remaining provisions and portions shall remain in full force and effect. Note that this
agreement will remain in effect for any subsequent inspections of the same premises
for the same CLIENT.

Acceptance and understanding of this agreement are hereby acknowledged:

James Releford 770-899-1577 05/06/2018

Company Representative Date

On file

Client

Total Fee $825 Paid by: Check Cash Credit Card

Date 05/06/2018
General remarks

Thank you for choosing J.R. Services LLC. We have been inspecting homes
longer than any other company in the Region having inspected thousands of
homes. We follow the standards of the American Society of Home Inspectors
ASHI and our inspectors are either ASHI members or ASHI candidates.

Our inspections are designed to locate and disclose major construction defects.
We do not intend and will not locate every tiny defect in a home but it is our
intent to find those issues that are likely to cost our customers substantial sums
of money or that might be a hazard to them. All homes have some defects
whether they are brand new or historic.

We specifically do not address environmental issues such as asbestos, lead paint

or other chemical or environmental poisons. Engineers who specialize in this kind
of testing can be retained.

Molds: toxic or otherwise. The issue of Toxic molds has had great publicity
during the last several years. To date the Centers for Disease Control has not yet
determined which molds are toxic or to whom it they may be toxic or what a
hazardous level of exposure might be. All environments have some level of
molds. As a result the American Society of Home Inspectors has determined that
members shall not engage in mold testing.

As stated in our inspection agreement, our inspections are opinions and not a
warranty of the house in any way. In the event that you feel that something was
overlooked or mis-diagnosed please contact us before any repairs are performed.
Sometimes contractors will make improper claims regarding conditions either
through error or in order to sell something that may not actually be needed. One
of the strengths of our inspectors is that we do not contract to make any repairs
and therefore avoid conflicts of interest. In this regard please do not ask us to
refer contractors. Your realtor, loan officer or friends will know of contractors.
J.R. Services, LLC
Office: (770) 899-1577

INSPECTION REPORT
SUMMARY
1121 Wimberly Rd NE
Brookhaven, GA 30319

Note: References to “left and right” are orientated as facing the front of the
structure from the street.

List of electrical, mechanical and plumbing items not operating, roof leaks and
major deficiencies:

Structural
Walkway to Front Door Pavers need Attention. Several are sunken in.
Wooden fence on backside of property has board which needs replacing.
Split in the door area from settling. Out of alignment with the frame and difficult to open
and close.
Multiple Signs of wood weathering
Deck area has multiple boards in need of replacement
Roof is missing several shingles.
Gutters need cleaning and replace all duct tape with metal braces.
Downspout on side of house near A/C unit flow upstream rather than downstream, could
cause backup of water during times of heavy rain.

Interior
1. Kitchen Appliances work properly. Checked all appliances functionality except Stove
(Gas service Inoperative).
2. Elevator did not complete cycle successfully. All doors closed to elevator and elevator
did not cycle properly when called to floors. Displayed “E” message for error.
3. Signs of water entering from roof area and running down wall on upper level.

The following pages cover in greater detail the items, which are a part of this inspection. Additional
recommendations may also be found on the following pages.

Structure

Structure: Almost all homes are constructed using wood framing techniques. This includes so called “brick homes”
which in fact are wooden houses with a brick veneer or overcoat. The brick veneer has no structural function at all
and can be stripped off revealing the wooden structure below. The wood framing can be built using a variety of
techniques ranging from the traditional approach of building a house one piece of lumber at a time or using
engineered framing systems such as truss roofing and floor systems. These methods are subject to defects that our
inspectors will be looking for.

Truss or engineered framing products such as Truss-joist or wooden I-beams are tremendously strong and effect so
long as no alterations have been made to them. However, if portions of these engineered products are cut to allow
pipes to pass or for other reasons then they are severely compromised and must be repaired according to the
manufacturer’s specifications.

Moisture: Water entry into crawlspaces and basements is one of the greatest challenges to a house. Moisture
seeping through the foundations can cause settling and moist conditions in a crawlspace frequently allow wood
decaying fungus and rot to develop on wooden floor systems. These can further add to odors in the home and
aggravate allergies. Finally, a moist crawlspace is a great hosting ground for termites. Most crawlspaces have some
degree of moisture present and your home inspector will assess how severe it is and whether it is being adequately
addressed.

Insects: While your home inspection does not comprise a termite or insect inspection we will be looking for
evidence of insect damage and if we see any signs of wood boring insect activity we will note it in the report. This
cannot be used as the Termite Clearance Letter due to State of Georgia regulations. One effective way to reduce the
likelihood of termite infestation is to take care that no wooden portion of your home be in direct contact with the
soil. Since termites live in the soil, direct soil contact is like serving them “breakfast in bed”.

Environmental issues such as mold, asbestos, radon and lead are not part of our inspection as they require
specialized testing. Issues such as mold and radon are highly controversial as to what or even whether a significant
health risk exists due to these.

Heating and air conditioning

J. R. Services LLC will perform visual inspections of the heating and air systems. This means that where possible the
burner cover will be removed from the furnaces and air handlers and visual inspections look for signs of damage to
heat exchangers on gas furnaces and signs of problems in heat pump systems and conventional electric furnaces. It
is important to note that a heat pump will be tested in either the heating mode or the cooling mode but not both.
Testing both modes of a heat pump in close succession can cause damage to the heat pump system.

Testing air conditioning: Air conditioning can only be tested when outside temperatures have been at 65 degrees for
several hours prior to the test. The refrigerant gasses in an air conditioning system will turn to a liquid state at about
65 degrees. The compressors are designed to handle gasses and not liquids and are therefore likely to be damaged if
the refrigerant is in a liquid state.

Heat Exchangers: These are the portion of a gas furnace where the combustion takes place. In most newer units, the
heat exchanger is completely hidden and cannot be inspected by a visual inspection. If the heat exchanger is
damaged then there is a potential for carbon monoxide to enter the home. We recommend that with any gas
appliance that the home be equipped with Carbon Monoxide alarms which are available at department and
hardware stores.

Ductwork- As virtually ductwork is wrapped in insulation it is not possible to determine of the ductwork has rust
damage. The inspection will not include this.

Life expectancies: The normal life of a gas furnace is 15 to 20 years. A heat pump system has a normal life of
approximately 10 years for the condensing (outside) unit and between 15 to 20 years for the air handler. When a
system is approaching or at the end expected life, we recommend that you purchase a warranty on the home. These
are widely available through real estate agents.

Humidifiers: It is not possible to assess the performance of a humidifier with a visual inspection and therefore we
will not have an opinion regarding the condition of humidifiers.

Note that we do not attempt to assess the design of the ductwork, this is established through complex air flow
calculations and engineering tables.

We recommend that all central heating and air systems be placed under a regular service schedule with at least one
annual service and preferably one for each season. Filters should be changed monthly and it should be noted that
clogged filters can severely affect the operation of the heating and air system.

Drip Legs- The gas company has recently begun requiring all gas furnaces, water heaters and large gas consuming
equipment to be equipped with a drip leg. This is a small pipe attachment to the gas line which catches moisture in
the gas pipe before it gets to the appliance. The requirement is for all gas equipment regardless of age or time of
installation.

Plumbing

Homes are equipped with a variety of supply piping. The oldest pipe we find is made of galvanized iron, which
typically lasts 30 to 50 years before it rusts out and need replacement. Other older homes may have copper pipes
which have a long life. Modern homes typically are equipped with a form of plastic pipe; these include CPVC,
Polyethylene (PEX) or Polybutylene plumbing. Polybutylene is the subject of a class action suit due to problems
relating to chlorine in the water or ultraviolet exposure. Some copper pipe has is subject to “pinhole corrosion”
leaks when highly acidic water is present. This corrosive water is typically found in well systems.

Waste or sewer lines consist of cast iron pipe in older homes and PVC plastic pipe in newer installations. Both are
excellent materials. Occasionally lead pipe will be used for connections to fixtures. As the lead is used on the sewer
system it does not create a hazard to your drinking water in the home.

Shower stalls: These units are typically constructed using a one-piece fiberglass unit or are ceramic tile. Most
fiberglass shower units are trouble free due to their one-piece construction. On the other hand, tile shower stalls
are much more popular but are susceptible to expensive failures caused by improperly installed shower pans. Early
signs of trouble in a shower stall are cracks in the floor. Our inspections are designed to closely investigate go these
problems.

Tile floors which have cracked in bathrooms and kitchen are frequently the result of structural
movement in the floor system.

Wells and Septic tanks: As both are underground and hidden from view they are not part of the home inspection.
Dye tests can be performed on the septic system but these are highly inaccurate. We recommend that any home
with some age on them have the septic tank pumped and that when the tank is open that the septic tank service
company evaluate it then.

The local board of health will normally come out and provide a water quality test for your well. Some people hire
local engineering companies to test their water to get faster service. Water heaters have a typical life of 15-20 years.

Electrical & Kitchen

Modern electrical systems will have a capacity of between 100 to 400 amps. This refers to the amount of electricity
available to power systems such as your lighting, air conditioning, dryer, stove etc. The more you plan to the use the
more capacity you will need. Some older homes only have 60 amps of capacity which, although may meet the code
when the home was built, is inadequate for modern demands.

Wiring: Typically, the 110-volt wiring will be made of copper. During the years between 1967 and 1974 some 110
volt circuits were made of aluminum. As time passed it became evident that there were problems with this
aluminum wiring. Subsequently special switches, outlets and connectors have been developed which stabilizes the
aluminum systems.

Larger 220-volt wiring which is used for heavier equipment and for the main to the house will typically be aluminum.
This use of aluminum is permissible.

Knob and tube wiring: The oldest wiring found in American homes is knob and tube wiring. This is copper wire with
organic rubber insulation and cloth outer covering. The old insulation deteriorates and falls off the wires leaving
bare hot conductors. It is the opinion of this company that knob and tube wiring is inherently hazardous and we will
recommend that it be replaced.

Electrical panels: Some homes are equipped with circuit breaker panels and older homes with fuse boxes. Both
methods of controlling the electrical system are acceptable if they are configured properly. Our inspectors will open
these panels where possible and examine the configurations of the wiring, fuses or breakers and make
recommendations.

Often, we will see what is termed “built up” electrical systems where the original electrical system will be retained
but that a new larger panel along with extra circuits has been added. This is permissible but it is important that the
home owner understand which part of the system are which.

Kitchen appliances generally have a life expectancy of 15 years. Dishwashers have a somewhat shorter life. The
home inspector will inspect built in appliances such as the dishwasher or the range but will not inspect those that
can be removed such as the washer and dryer. The refrigerator will not be inspected due to the very long defrost
cycle which will not be able to be assessed during the time of an inspection.

GFCI Interrupters- Ground fault circuit interrupters are a specialized device that protects people in areas where
there is likely to be moisture such as your bathroom outlets, exterior, kitchen, whirlpool tub, etc. These devices may
be mounted in the breaker panel or on the outlets themselves. They contain a microprocessor which should be
tested periodically using the test button on the device.

AFCI interrupters- Arc fault interrupters are yet another specialized device designed to protect against a “sizzling
short” which is typically found in older lamps and older switches. Since approximately 2003 these have been
required in the sleeping areas of homes. These breakers are normally mounted in the electrical panel and must be
periodically tested using the test button located on the breaker.

Interior

Typically, interior issues involve cosmetic matters which the home inspector does not address. The inspector will be
looking for signs of construction defects such as water stains that may indicate plumbing or roof leaks, diagonal or
horizontal cracking which may be symptomatic of settling or structural failure. He will not inspect the quality or
installation of carpeting, the condition of paint, wallpaper.

Windows: Typically windows in Georgia have been painted shut and are inoperable due to the very short periods
during the Spring and Fall in which heating and air conditioning is not used.

Insulated glass windows: Often the inspector will note windows which have fogged up or condensed. This condition
is caused when the seal between the two panes of glass has failed and the vacuum has been lost. Moisture laden air
enters between the glass and either forms droplets or leaves mineral deposits on the glass which cannot be cleaned.
Although the windows cannot be cleaned their insulating quality and weather resistance is not reduced. The repair
for this condition typically involved the replacement of the movable window sash.

Fireplaces: We will inspect the fireplace and look up the flue as far as possible. We do not try to climb chimneys or
remove chimney caps to look down the flue. For a, thorough examination of a chimney and flue a qualified chimney
sweep should be hired to perform a full examination, sometimes using a remote TV camera.

Gas logs- Gas logs can be very hazardous as they emit carbon monoxide gasses during operation. Older gas logs have
no safety devices such as pilot lights or oxygen depletion sensors. We will recommend that such logs be removed
and replaced with modern gas logs equipped with safety devices. When gas logs are in use, the home should always
have a carbon monoxide alarm in place.
Wood flooring: Gaps between planks that are caused by drying are often normal. Cupping or buckling in hardwood
is often due to moist conditions under the house in the crawlspace or may be the result of a leak at an associated
appliance.

Lead paint: A great deal of literature has been written about lead paint in homes. Normally if the home was built
prior to 1974 then it will have lead paint. Although one school of thought suggests that lead paint should be
removed this is generally considered to be impractical. It is widely held that if the old paint has been painted over
with non-lead paint and that the new paint job is maintained then this is adequate to control issues regarding lead
paint.

Attic, Insulation, and Roof

Insulation: Modern homes are expected to be insulated in the attic to an R value of 30, the floors to R-19 and the
walls to R-13. Homes built prior to 1990 may only be insulated to R-19 and if they are heated with gas appliances
they may not have any floor insulation at all. In all cases, it is recommended to increase the attic insulation to R-30
and the floor (if applicable) to R- 19. Note that the inspector will not be able to tell if the walls are insulated.

Attic ventilation: Attics in the summer often can be heated to 150 degrees or higher. This not only causes the air
conditioning to work harder it will often shorten the life of the roofing shingles. Upper and lower ventilation is
needed. This can take the form of an automatic vent fans, ridge vents, turbines or passive roof vents.

Roofs: Fiberglass shingle roofs in Georgia have an expected life of between 12 to 20 years depending on how much
direct sun exposure it receives as well as the level of attic ventilation.

Your inspector will climb shallow pitched roofs but will examine steep roofs or those that he considers too
dangerous or too high with binoculars.

Gutters are highly recommended but must be maintained or they become a liability.

Driveways and garage floors almost all crack to some degree over time due to expansion, excessive loading or the
absence of reinforcing wire or rebar.

Exterior

There are a variety of exterior siding systems:

Brick veneer: This siding is not structural in any way. It frequently will settle and crack. The inspector will attempt to
determine how serious this movement is.

Stucco: Cementaceous or hard stucco has been used for centuries. It almost always has a variety of cracking due to
the expansion of the wood framing inside.

Synthetic stucco or EIFS is stucco appearing siding system that includes insulating foam board and fiberglass mesh.
Installations dating prior to 1998 may have serious issues regarding moisture and or termite infestation. Moisture
testing is always recommended.

Wood siding is traditional. Wood will deteriorate over time depending on the maintenance. Cementaceous siding
such as Hardie Plank is gypsum based siding that has been on the market about twenty years. This is a tough and
weather resistant material.

Hardboard: Hardboard is often inaccurately called Masonite siding which is only one manufacturer of this material.
This is a cellulose product that is durable if carefully maintained. Historically there have been some defective
materials in this class that have had settlements by the manufacturers.

Vinyl siding: This material is best known due to no need to paint it. The vinyl is available in various grades which
range from heavy to flimsy. Almost all vinyl siding will have a wavy appearance when looking down the siding. This is
not a defect.

Landscaping and trees: Our home inspections do not include comments on landscaping or trees as we are not
qualified in this area.

Grade: We will note issues with the grade when it may affect the house as regards water drainage.

Decks: Recent testing by engineers suggests that almost all decks constructed in the United States are not safe.
Testing shows that there are problems with the way that decks are fastened to the house as well as problems with
the railings. We will attempt to assess the condition of the deck and make recommendations to improve the safety
of the construction.

Swimming pools and Spas: These are not part of this inspection since most of the potential defects are under water
or hidden under ground. Irrigation and sprinkler systems: not inspected since most of the system is hidden
underground.
 Home Inspection
Report

1121 Wimberly Rd NE
Brookhaven, GA
Prepared for: Erika King Prepared by: J.R. Services, LLC
4:29:18 PM May 6, 2018

Photo Attachments

Rear View Side view

Replace Damaged Brick in Entry Walkway

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4:29:18 PM May 6, 2018

Duct tape on several gutters and downspouts.

This downspout is running upstream and needs to be redirected and properly secured.

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4:29:18 PM May 6, 2018

Master Bedroom Window Cracked. Replace

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4:29:18 PM May 6, 2018

Window trim broken and real wood shows

swelling

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4:29:18 PM May 6, 2018

Damage to deck boarding outside of upper bedrooms

Signs of Water Leaking from Roof Area

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4:31:22 PM May 6, 2018

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4:32 PM May 6, 2018

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