Development: Services Center 178 Sams Street Decatur, GA: 30030 mhoasAias 0A14I50,074590 DeKalb County GEORGIA Michael Thurmond Chief Executive Officer DEPARTMENT OF PLANNING & SUSTAINABILITY Interim Director Cedric Hudson Application for Certificate of Appropriateness 01/24/2025 Date submitted: Address of Subject Property: Applicant: Applicant Mailing Address: Date Received: 1397 & 1399 OXFORD RD NE, ATLANTA, GA 30322. MATT TRTAN (VICKERS DESIGN GROUP) mtrtan@vickersdesigngroup.com E-Mail:. 1000 ABERNATHY RD NE, SUITE #100, ATLANTA GA 30328 404.937.6550 Applicant Phone:. APplcantsrelationsnp tot the owner: Owner Architect Contractor/Bulder Other DANIEL KIM dk@whtebakery.com Owner(s): Owner(s): Owner(s) Mailing Address:. Owner(s) Telephonel Number:, Email: Email: 6650 BEST FRIEND RD., NORCROSS, GA 30071. 404.210.0546 Approximate date of construction ofthe primary structure ont thep property and any other structures affected byt this project: Nature of work (check allt thatapply): Newo construction Demolition Addition MovingaE Building New Accessory Building Landscaping Fence/Wall Sign Installation Other Building Changes Other Environmental Changes Other - Description ofWork: Four story above grade mixed-use typology with first two levels above grade being commercial bakery space, and upper two levels with residential (apartment units). Parking structure below street level with drive-in access at rear of building. This form must be completed in its entirety and! be accompanied by supportingdocuments, such as plans, list of materials, color samples, photographs, etc. All documents should be in PDF format, except for photographs, which may be in JPEG format. Email the application and supporting material to sneeseseT andj ACONSEENS An incomplete application willi notl be accepted. Signature of Applicant: 2G2 [0) DeKalb County GEORGIA DEPARTMENTOFI PLANNING & SUSTAINABILITY Authorization ofa Second Party to Apply for a Certificate ofA Appropriateness This formi isi requiredi ifthei individuali makingt ther request is nott the ownerofti the property. Daniel Kim I/We:. 1397 & 1399 OXFORD RD NE, ATLANTA, GA30322 MATT TRTAN (VICKERS DESIGN GROUP) being owner(s) oft thej property at: hereby delegate authority to: tof filea ana application foracertificateofappropriateness ini my/our behalf. Signature of Owner(s): 1/23/2025 Date: Please reviewthe folowinginformation pertinent county, state, and federal regulations. Approval of this Certificate of Appropriateness does not release the recipient from compliance with all other Before making any changes to your approved plans, contact the preservation planner (404/371- 2155). Some changes may fall within the scope of the existing approval, but others will require review by the preservation commission. Ifwork is performed which is not in accordance with your certificate, a Stop Work Order may be Ifyour project requires that the county issue a Certificate of Occupancy at the end of construction, an inspection may be madet to verify that the work has been completed in accord with the Certificate of Appropriateness. Ifthe work as completed is not the same as that approved in the Certificate of Appropriateness: you will not receivea a Certificate of Occupancy. You may also be subjectt tto other penalties including fines and/or required demolition If you do not commence construction within twelve months of the date of approval, your Certificate of Appropriatenesswillecomevoidandyouwilneedtoapplyforanewcertific.elfyousullntendtodothework. issued. ofthe non-conforming work. L [0) DeKalb County GEORGIA DEPARTMENTOFI PLANNING & SUSTAINABILITY How to Obtain a Certificatec ofAppropriateness: 1. Contact the DeKalb County Department of Planning and Sustainability for an application form. You Pemanpeualounvps" or visit the website at ittps://www.dekalbcountyga.gov/planning 2. Complete and submit the application. Please provide as much supporting material as possible, (plans, material, color samples, photos, etc.). All documents must bei in PDF format except for photographs, which may bei inj JPEG format. Applications are accepted fora 10-day period each month. See page3 3 (HPCC Calendar). Email the application and supporting documents to plansustain@dekalbcountyga.gov AND pvennings@dekalpcountyga.goy. Ifall documents are: not provided the application will not be 3. Once the application has been received, the Administrative Specialist for the Department of Planning and Sustainability will provide a sign template and instructions on how to post the required signage on the property at least ten days before the preservation commission meeting. Ift the applicant does not post the required signage and provide evidence of posting within ten days before thej preservation commission meeting, their application may be deferred or denied due to improper public notification. 4. The Preservation Planner may' visit thej property as part of their review. The commission members 5. Applications will be reviewed by thel DeKalb County Historic Preservation Commission at its monthly meeting. The Historic Preservation Commission meets on the third Monday at 6] p.m., via Zoom. In 6. The Historic Preservation Commission may approve, approve with modifications or deny an application. The applicant or any affected person as defined by county code may appeal the decision to the DeKalb County Board of Commissioners. Please contact the Department of Planning and Sustainability ify you wish to file an appeal. The Historic Preservation Commission is required to make a decision on an application within 45 days oft the date of filing, although this time can be extended ifthe 7. Although not required, applicants are encouraged to attend the Historic Preservation Commission meetings. Applicants may make aj presentation, but presentations are not required. The commissioners 8. Approval ofa Certificate of Appropriateness does not release the recipient from compliance with all may make yourr requestby email PhmsinPiealounyps" AND and-sustaimablity/orms complete and will not be: accepted. may view the property from the right-of-way. unusual circumstances meeting dates and location may be changed. applicant agrees to a deferral. may have questions for the applicant. other county, state and federal regulations. [0) DeKalb County GEORGIA DEPARTMENTOFI PLANNING & SUSTAINABILITY Design Checklist fora Certificate of Appropriateness This checklist was created to help applicants prepare a complete application. Omissions and inaccurate information can lead to deferrals and/or denials of applications. Please review the checklist with the project'sarchitect, designer, or builder. All items will not be applicable to all projects. New construction will involve all categories. One copy of Please address questions regarding applicability to your project to the DeKalb County Preservation Planner at Applicants are also referred to the DeKalb County website, ttp:/www.dekalbcountypa.gov/planning-and- drawings at scale (plus nine reduced sets) should be submitted. 404-687-3945, e-mail pviennings@dekalbountyga.gov: and bragg@dekalbcountypa.ov. sustainabilitvy/planningsustainability. Ihave reviewed the "Design Manuali for the Druid Hills Local Historic District". Yes Yes Ihave reviewed the DeKalb County Tree Ordinance. havereviewed. applicable: zoningcodesr regarding loto coverage, garage sizes, stream buffers. Yes 1. General a. Label all drawings witht the address of the site, owners' name, and contact phone number. b. Number all drawings. d. Date all revisions. Includea ag graphic scale on reductions. e. Indicate all unverified numbers with +/- signs Include photos oft the existing condition oft the property. 2. Sitel Plan (existing and proposed) toi include: a. Topographical plan with significant trees sized and located; b. Setback comparedi to adjacent houses (asks surveyortos show corners of adjacent houses); Distance between houses; d. Façade widthi to finished face ofr material; e. Grading and elevations across site; Dirtremoval or regradingi ifmore than18"; - Tree protection plan; h. Tree removal and replacement plan 3. Driveways and' Walkways a. Locationand relationship to house; b. Width; Material; d. Curb cut and apron width [0) DeKalb County GEORGIA DEPARTMENTOFI PLANNING & SUSTAINABILITY 4. Fences & Retaining Walls a. Placement on lot; Material; d. Railingi ifnecessary b. Height of fence or wall. Ifretaining wall, height on both sides; 5. Elevations and Floor Plans: <<Indicate all unverified numbers with +/- signs>> a. Plans fora alli floors (drawn to scale, %"=1' preferred); . House orientation on site plan; Scalable elevations forf front, rear, left, right; d. Height, grade to ridge; Streetscape comparison showing heights oft two flanking houses on each side; Height from grade toi first floor level at all four corners; Height from grade or finished floor line to eaves ata alli four corners; h. Ceiling heights of each floor, indicatingi if rough ori finished; Height of spacel betweeni the ceiling andi finished floor above; Two people of 5'-6" and 6' height shown; Landscaping plan 6. Additions a. Placement shown on elevations and floor plan; b. Visibility from rights-ofwayand; paths; Photos of alli facades; d. Design proportioned to main house; e. Landscaping plan; f. Materials andi their combinations 7. Roof Plan a. Shape and pitch of roof; b. Roofing material; Overhang; d. Louvers and vents; e. Chimney height and material a. Construction details provided; 8. Dormers b. Shape and size of dormer (show dimensions on drawings); Overhang; d. Sizeofwindowls), with nominal size ofs sash (show dimensions on drawings) 9. Skylights a. Profile; b. Visibility from right-of-way; Material (plastic lens or glass); d. Showni in plan and elevationt to scale [0) DeKalb County GEORGIA DEPARTMENTOFI PLANNING & SUSTAINABILITY 10. Façade a. Consistency in style; b. Materials andi their combinations brick size and color stonet type and color shake or shingle other fiber-cement (e.g., ardepinporwposding Height offoundation: at corners; Height from grade to roof ridge; d. Ceiling heights comparable to area of influence: basement, first floor, second floor; Detailing: soldier course, brackets, fascia board; water table; Dimensions, proportions and placement of windows, doors 11. Entrance a. Height and width of door; b. Design of door (e.g., 6-panel, craftsman); Material of door; d. Overhang; e. Porticol height; Railing 12. Windows Size and height of columns or posts; a. Consistent with original as well ast the area ofi influence; b. Sizea and proportion similar to original; Pane orientation ands sizes similar to original; d. Type (e.g., double hung, casement); Fenestration on walls visible from right-of-way; glass or permanently affixed on exterior; g. Material of window anda any cladding; Shutters or canopies Dimensions of windows and doors. Simulated divided light (SDL) ort true divided light(TDL)location: ofmuntins between the glass, behind the h. Width of muntins compared to original (show dimensions on drawings); 13. Materials a. Showa all materials and label them on drawings; b. Provide: samples of brick or stone; Provide: samples ifr new or unusual materials [0) DeKalb County GEORGIA DEPARTMENTOFI PLANNING & SUSTAINABILITY 14. Garages/A Accessory Buildings a. Visibility from street; b. Placement on site; Scale, style appropriate for house; d. Show dimensions on drawings; . Materials; Square footage appropriate for lot size; g. Garage door size and design h. Show height from grade to eaves and tot topo ofr roof 15. Demolitions a. Provide documentation from engineer concerning feasibility ofrehabilitation; b. Provide hotographsofstructure to be demolished; Provide plan for proposed redevelopment Application Process Checklist This checklist is to ensure that applicants understand the Certificate of Appropriateness (COA) application process from beginning to end. Please verify that youl have read over the process shown below and understand the procedures and timeline that willl bet followed for all submitted COA applications. Applications may only be submitted during the period specified on the calendar for each month. Once the filing deadline has passed and that period has expired, no new applications will be accepted to be heard at that month's commission meeting. If an application has not been submitted before the filing deadline, it cannot be Additional materials submitted after the staff's report have been finalized and posted to the public will not be taken into consideration for the staff report. Staff reports will not be edited once finalized and published - any new materials may be submitted for the record for the commission but will not affect the staff's report for the Any additional materials submitted after the staff's report has been finalized and posted to the public may be added to the record for the historic preservation commission to review as supplemental materials for the submitted again until the next period for applications has opened. application. submitted application. Supplemental materials includes: Representative photos Letters of support/opposition Architectural drawings Updated site plans Supplemental materials do noti include documents for new work to be added to the already submitted application. Any materials that propose new work that was noti included in the original application, will not be added to the record. Any proposed new work that was noti included in the original application will need to be included in a new application to be submitted for next month's commission meeting. Ihave reviewed the information above and understand the Certificate of Appropriateness process. Yes Ihave reviewed thel HPC calendar. Yes WHITE WINDMILL- EMORY VILLAGE VICKERS design group 1000A Sandy Springs, Suite 404.937.6550 HISTORIC BOARD REVIEW PACKET THIS IS PRELIMINARY CONCEPT DESIGN FOR A MIXED-USE BUILDING WITH RETAIL/BAKERY) ON THE FIRST TWO LEVELS AND B 00 D D-D" B 0D E RESIDENTIAL E UNITS ABOVE. SITE: 1397 & 1399 OXFORD RD NE, ATLANTA, GA 30322 BUILDING USE: RETAIL AND RESIDENTIAL CHARACTERISTICS: Site is located in Emory Village surrounded by mixed use zones including office, institutional and commercial. The site is flanked by Peavine Creek to the West and Oxford Roadi to the North East, and has an annual flood zone location along with the Western parcel and a 1% annual chance of flood zone location in the center. LAND AREA: 20,2745 SQ.FT. ACRAGE: 0.465 ACRES ZONE: C1 WHITE EMORY VILLAGE 13978 1399 OXFORDR RDNE ATLANTA, GA 30322 COVER SHEET 24119.00 SD-01 VICKERS design group 1000A Springs, 404.937.6550 CURRENTS SITE- WITHPROPERIYUNE OUTLINE CHARACTERISTICS: ELEVATIONVIEWY WITHHISTORICAL THE CURRENT SITE IS HOME TO TWO BUILDINGS- ONE RESIDENTIAL PROPERTY BUILTIN THE 1920'S, THE PROPOSAL CURRENTLY! EXPLORES THE OPTIONS OF DEMOLISHING BOTH THESE BUILDINGS TO AND ONE RETAIL PROPERTY BUILTIN THE 1960'S. MAKE WAY FOR AI NEW STRUCTURE ONSITE. WHITE EMORY VILLAGE 1397& 1399 OXFORDR RDNE ATLANTA, GA 30322 1399 Oxford Rd Ground Floor SITE- RESIDENTIALE SITE CONTEXT CURRENT BUILDING ON SITE PLAN 24119.00 SD-02 VICKERS design group 1000 Suite andy Springs, 404.937.6550 PSUNe FOPo Ease PROPOSAL: RETAIL (BAKERY WITHR RESIDENTIAL ABOVE) WHITE EMORY VILLAGE 1397& 1399 OXFORDR RDNE ATLANTA, GA 30322 SITE: Q.FT. MDICAUAO PROGRAM: RETAIL: 94225Q.FT. (INCLUDES OUTDOOR DECKS) RESIDENTIAL UNITS:BUNITS PARKING: REQUIRED: 32STALLS PROPOSEDV WIHINEBUIDNG:GSIAIS TADASTALL MASTERF 176STALIS MDECAIAIO MASTER SITE PLAN 24119.00 SD-03 1 MASTER SITE PLAN 3164'-1-0" VICKERS design group 1000 Suite andy Springs, 404.937.6550 1 STREEISCAPEPROPOSAL EVA) RUNNINGON / LoMoNue PROPOSAL: RETAIL (BAKERY WHITE EMORY VILLAGE 1397& 1399 OXFORDR RDNE ATLANTA, GA 30322 THE SITE: PROPOSEDBUILDA AREA:4711SQ.FT. 52FT FAR:0.85 PROGRAM: RETAIL: 9422SQ.FT. RESIDENTIAL UNITS: 8UNITS PARKING: REQUIRED:3 30STALLS 2STALLS TADASTALL MOECNIAIED SITE PLAN MIEANIO SITE PLAN 3/64" 24119.00 SD-04 VICKERS design group 1000A Suite100 Sandy Springs, 404.937.6550 PARKING: 6STALISFORK RESIDENTIAL UNITS,ABOVE. 1 BASEMENT LEVEL WHITE EMORY VILLAGE 1397& 1399 OXFORDE RDNE ATLANTA, GA 30322 RETAIL: RETAIL: SOUANEFOOIAGEFRROOR 4711SQFT ACCESS ASLOCATED ONPLANS 3 BAKERY SECOND FLOOR 1"-10-0" FLOOR PLANS 4711SQFT ONPLANS 2 INTERIOR FIRST FLOOR "=10-0" 24119.00 SD-05 VICKERS design group 1000A Suite100 Sandy Springs, 404.937.6550 WHITE EMORY VILLAGE 1397& 1399 OXFORDR RDNE ATLANTA, GA 30322 RESIDENTIAL: FLOOR:4UNITS RESIDENTIAL: UNISPERRIOOR:4UNIS FLOOR PLANS- RESIDENTIAL 24119.00 1 RESIDENTIAL THIRDFLOOR 1"=10-0" 2 RESIDENTIAL FOURTHFLOOR 1"=10-0" SD-06 VICKERS design group 1000 Springs, 404.937.6550 * PTT WHITE EMORY VILLAGE 13978 1399 OXFORDR RDNE ATLANTA, GA 30322 3D RENDERED VIEWS 24119.00 SD-07 VICKERS design group 1000A Springs, 404.937.6550 WHITE EMORY VILLAGE 13978 1399 OXFORDR RDNE ATLANTA, GA 30322 3D RENDERED VIEWS 24119.00 SD-08 November 8, 2024 To: Ms. Paige. Jennings Senior Planner, Historic Preservation DeKalb County Government Re: Proposed White Windmill Bakery project in Emory Village, DeKalb County, GA On behalf of Emory Village Alliance, we offer this letter in support oft the proposed White Windmill Bakery mixed-use develop project within Emory Village, DeKalb Co, GA. Iti is envisioned to bel located on Our Board has met with the Owner and Architect to review the conceptual design intent of the project. Our support for the project is predicated on the understanding that it will uphold the provisions oft the updated Emory' Village Overlay Ordinance. We understand this will require razing the current structure We look forward to working with the White Windmill Bakery development team as they move through the Blanchard property on Oxford Road. and do not take exception withi its removal and replacement. the planning, design, and implementation process. Sincerely, Todd Hill Emory' Village Alliance Vice Chair EMORY VILLAGE ALLIANCE Emory' Village Alliance Building! Knowledge, LLC 83 Riverview Circle Blue Ridge, GA 30513 Phone: (404) 661-4531 BuldigktowedgusAcom Building Knowledge, LLC Property Inspection Report 1397 and 1399 Oxford Road, Atlanta, GA3 30307 2017703/28 Property Address: Atlanta, GA: 30307 Client(s): Parker Blanchard Coordinating Agent: Person(s) Attending: Inspector: Duane Longenecker (770)608-3059 Inspection Date: March 28th, 2017 Property Age (years): 0 Utilities On: Gas, Electricity, Water Weather Condition: Partly Cloudy Outside Temp. F: Soil Conditions: 1397 and 1399 Oxford Road, Atlanta, GA: 30307 70 Wet Table of Contents Legal Notice Key Findings Noted Conditions 3 4 12 78 Items Inspected with No Discernable Visible Defects Legal Notice The following report is intended for the confidential use of the above named customer(s), represents the opinion of the All orientations noted in the report are from the perspective of facing the building from the street, unless otherwise noted. Inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a qualified inspector to perform an inspection to meet their specific inspector only andi is issued pursuant to the 'Inspection Authorization" terms and conditions. needs and to obtain current information concerning this property. Page 3of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Key Findings Attic Other # 2 3 Condition Location Significance Needs Prol Repair Safety Concern Rodent Access Points Notedinfestation Noted Rodent Activity Noted Left Rear, Various Bathroom Commode # 4 5 Condition Loose at Floor Bolts Clearance Improper Location House Main Floor; Office House Main Floor Significance Needs Pro Repair Upgrade Advised Cooling Condensing Unit # 7 9 Condition All Advanced Age Location Front Significance Needs Pro Repair Needs Pro Repair Damaged / Crimped Cooling Fins Operation # 11 Condition Location Significance Needs Pro Repair Did Not Operate When Tested Page 40f79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Electrical Distribution Wiring # 13 14 15 16 17 18 Condition Components Loose Location House House Upper Bath Significance Safety Concern Safety Concern Safety Concern Needs Pro Repair Safety Concern Safety Concern Wet Locations Missing GFCI Protection Cover Missing on Light Fixture Receptacle Power Off Termination Improper Conduit Missing Office Bath Office Attic Main Disconnect # 20 Condition Location Significance Safety Concern Grounding to Piping Inadequate Panel Wiring # 23 24 25 26 27 Condition Location House Significance Safety Concern Safety Concern Safety Concern Safety Concern Safety Concern Oxide Inhibitor Paste Missing in Panel Connections Double Tapped Breaker Too Many Circuits for Panel Damaged Breakers Wire Connector(s) Missing Office Panel Both Panels House Panel Accessories # 28 29 Condition Location Significance Safety Concern Safety Concern Smoke Detectors Limited/F Removed/ Advanced Age Device(s) Beeping House Upper Page 50f79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Exterior Wall Cladding # 31 32 Condition Abnormal Cracking Cracks Noted at Masonry' Wall Location House Rear Significance Needs Pro Repair Needs Pro Repair Windows # 35 36 Condition Location House Office Front Significance Needs Pro Repair Safety Concern Glazing Cracked and Loose Damage Noted Masonry Porch # 37 38 39 40 Trim # 41 Paint # 42 Doors # 43 Condition Location House Right House Front Significance Needs Pro Repair Safety Concern Safety Concern Safety Concern Cracking and Settling Noted Concave Post Bases/ Loose Guardrail Height Too Low Riser Height Excessive Right Condition Damage Noted Location Significance Needs Pro Repair Condition Lead Based Paint Hazard Location Significance Safety Concern Condition Damage Noted on Door(s) Location Office Front Significance Needs Pro Repair Page 6of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 # 45 Condition Egress Limited Location House- Main Floor -right Doors Significance Safety Concern Grounds Walkways # 46 Condition Handrail/Guardrail Missing Location Right Significance Upgrade Advised Grading and Drainage # 48 Condition Slope Improper Location Front Center Significance Needs Prol Repair Heating Distribution # 49 51 52 Exhaust # 53 Condition Gaps at Ductwork Register Damaged Plenum Gaps Noted Location Significance Needs Pro Repair Needs Pro Repair Needs Pro Repair Main Floor -house House Attic Condition Location Office Rear Significance Safety Concern Class B Flue Clearance Improper Operation # 54 Condition Location House Basement Significance Needs Pro Repair Did Not Operate When Tested Interior Windows # 55 Condition Stuck From Paint Location Significance Safety Concern Page7of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 # 56 57 Walls # 59 60 61 62 Ceilings # 63 64 65 Floors # 66 Condition Cracked' Window Pane Lead Paint Hazard Location Upper Rear House Windows Significance Safety Concern Safety Concern Condition Elevated Moisture Mold Noted Mold Noted Mold Noted Location Office Lower Level Office Basement Office- Main Floor Front Closet Significance Safety Concern Safety Concern Safety Concern Office Attic Front Wall Safety Concern Condition Damage Noted Water Stains Noted Location Significance Needs Pro Repair Needs Pro Repair Safety Concern Office Main Floor Ceiling Office Possible Asbestos at Ceiling Texture Condition Tile Noted Location House Significance Monitor Stairs and Handrails # 68 69 70 Condition Grip Too Wide Guardrail Missing Winder Stair Location Upper Stair Lower Stair Office Rear Significance Safety Concern Safety Concern Safety Concern Page 80f79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Other # 71 72 Condition Access Limited Asbestos Disclosure Noted Location Office Significance House Front Foyer Upgrade Advised Safety Concern Plumbing Supply Piping # 73 74 Condition Location House Front Room Significance Needs Pro Repair Elevated Pressure- 136 PSI Galvanized Supply Pipe Noted House- Lower Furnace Needs Pro Repair Waste Piping # 77 78 Condition Location Significance Needs Pro Repair Monitor Improper Drain Pipe Support Cast Iron Evaluation Advised Water Heater # 79 80 81 82 83 84 Condition Location Significance Data Tag Showing Age and Size Relief Line Lowest Point Drain Valve Missing House Lower Front Courtesy Information Safety Concern Safety Concern Monitor Safety Concern Needs Pro Repair Relief Pipe Undersized Advanced Age- 17 Years Downward Termination Improper Did Not Operate When Tested Office Upper Rear Rear Gas Piping # 85 Condition CSST Unprotected. Location House Attic Significance Safety Concern Page 90f79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 # 86 87 Condition CSST Not Supported Flexible Gas Line Inside Furnace Location House Attic House Attic Significance Safety Concern Safety Concern Roof Material # 88 89 90 91 92 Gutters # 94 95 96 98 Condition Advanced Age Damaged Roofing Additional Photos Overhang Insufficient Advanced Age Location House Significance Needs Pro Repair Needs Pro Repair Needs Pro Repair Needs Pro Repair Various Office- Low-slope Roof Needs Pro Repair Condition Slope Improper Location Rear of Office Significance Front at Sunroom; Left Needs Pro Repair Front Left of House Needs Pro Repair Downspouts Discharge at Foundation Rust Noted Rear of House Office Rear Needs Pro Repair Maintenance Item Accumulated Debris in Gutters Flashing # 99 100 Condition Flashing Missing Damaged Flashing Location Significance Lower Rear Hallway Needs Pro Repair Needs Pro Repair Chimneys # Condition Location Significance Page 10of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 # 101 102 103 Condition LeaningDsplacement Brick Deterioration Noted Rain Cap Missing Location Significance Safety Concern Safety Concern Upgrade Advised Structure Floor and Wall # 104 105 106 107 Condition Location Office Right Rear Rear Lower Rear Office Door Office- Lower Left Mechanical Closet Significance Needs Pro Repair Needs Pro Repair Needs Pro Repair Needs Pro Repair Cracking and Settlement Noted Cracks Noted Water Damage Noted Water Staining Noted Water Management # 108 109 110 111 112 113 114 Condition Elevated Humidity Dampness Noted Moisture Damage Noted Mold Like Spores Noted Mold-Like Spores Noted Mold-Like Spores Noted Extreme Mold Noted Location All Lower Level Steps Significance Maintenance Item House- at Basement Safety Concern Lower Kitchen Cabinet Needs Pro Repair At Water Heater and Safety Concern Furnace Above Furnace Panel Lower Rear Closet Safety Concern Hall Closet at Electric Safety Concern Safety Concern Insulation # 115 Condition Reversed Vapor Barrier Location Significance Hall Closet at Panel Safety Concern Page 11 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Noted Conditions Attic Attic - Ventilation CONDITION #1 Condition: Explanation: Suggested Action: Significance: Vent Screening Torn or Missing Screening on passive vents keeps rodents, birds andi insects from entering the attic space. Itv was noted as displaced or missing. Re-fastening screening or even replacing iti is generally inexpensive and easy. Needs Handy Repair Page 12of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Attic - Other CONDITION #2 Condition: Explanation: Suggested Action: Significance: Rodent Access Points Notedinfestation Noted Gapsi ini the trim can allow rodent entry into the interior. Droppings and traps were noted, along with gaps between the roof and trim. Consult a pest control contractor for repairs to ensure that no access points exist. Needs Pro Repair 2017/03/28 Page 13of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION: #3 Location: Condition: Explanation: Left Rear, Various Rodent Activity Noted Rodent tunnels, paths, droppings or nests indicate past or present activity. Rodents can chew wiring and stored items, displace insulation and cause damage to other attic components. Consult a pest control specialist for further evaluation and eradication. Safety Concern Suggested Action: Significance: Page 14of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Bathroom Bathroom = Commode CONDITION: #4 Location: Condition: Explanation: House Main Floor; Office Loose at Floor Bolts A commode may become loose at the bolts, which secure itt to thei floor flange, allowing leakage, which can lead to visible or hidden rot damage below the toilet. Have a plumber properly secure all loose commodes. Needs Pro Repair Suggested Action: Significance: CONDITION: #5 Location: Condition: Explanation: Suggested Action: Significance: House Main Floor Clearance Improper The commode does not meet minimum clearance standards of 15 inches from the center line to the wall. Modify the configuration as needed. Upgrade Advised Page 15of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Bathroom = Tub and Shower CONDITION #6 Location: Condition: Suggested Action: Significance: House Upper Tub Disabled Restore as needed. Courtesy Information 3/28 Page 16of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Cooling Characteristics: 96,000+BTU Total ;17-29 Years Old; Electric Cooling - Condensing Unit CONDITION #7 Condition: Explanation: All Advanced Age The National Association of Mechanical Contractors estimates the average life for condensing units tol be 8-12 years, although some live longer and some shorter than the Budget for replacement, maintain al home warranty, or replace in advance of failure. XB 1000 MFR MOD.NO. SERIALNO. TTB012C100A2 R265X6CBF PH VOLTS 200/230 DATE06/2000 11.0 range. Suggested Action: Significance: Needs Pro Repair 2017/03/28 MODEL NO. HACO3GAKA1 AIR CONDITIONER 0. VL.VL) AMERIÇAN STANDARDINC. THE TRANE COMPANY MOD. NO. SERIAL NO. COMPR. MOT. 0.D. MOT. MOT. PH FLA PH FLA PH BREAKER REFRIGERANT2 TESTI 22F FACTORY CHARGED LBS. FORU.S. INSTALLATIONS: 3001 LOW: 300 BRCKT SEL MIN. CKT. Page 17of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #8 Location: Condition: Explanation: Rear Unit Information Missing or Unreadable The product information label was missing or unreadable, therefore the exact information on the unit was not available to thei inspector. An additional unit appears to have been removed. Contact the owner for uniti information including size (number of BTUS) and age. Courtesy Information Suggested Action: Significance: CONDITION #9 Location: Condition: Explanation: Suggested Action: Significance: Front Damaged / Crimped Cooling Fins Crimped fins on the unit reduce its efficiency. Most of the fins were badly crimped on both 36K units at thei front left of the house. This condition may be straightened with at tool called a radiator fin comb. Needs Pro Repair 2017/03/28 Cooling = Condensation Drain and Pump CONDITION: #10 Location: Condition: Explanation: Suggested Action: Significance: Parker Blanchard House Front Left at AC Grade grade. Drain Termination Too Close to or Below The termination promotes clogging andi is required to be 4-6i inches above thet finished Adjust the drain piping to provide suitable clearance above the ground. Needs Handy Repair Page 18of79 Building Knowledge, LLC Buldngk0owegeUScom 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Cooling - Operation CONDITION #11 Condition: Explanation: Suggested Action: Significance: Did Not Operate When Tested Using normal homeowner controls, Both house systems and the upper rear office system did not operate when tested. Consult al licensed A/C technician for further evaluation and replacement of all defective components to ensure proper operation. Needs Pro Repair CONDITION #12 Condition: Explanation: Suggested Action: Significance: Cooling Performing Adequately Cooling was within normal parameters per temperature readings at returns and registers int the office upper front and lower rear. 43.59 67.3 None. Courtesy Information CFLIR 43.3 Page 19of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Electrical Amperage: 200 and 100 Amps Electrical = Distribution Wiring CONDITION #13 Location: Condition: Explanation: House Components Loose Loose wiring devices and other electrical equipment must be properly assembled, secured to cladding and installed for safety. 1-Loose conduit at front AC. 2- Loose receptacle- Main floor sunroom. 3- Loose cover- upper front. 4- Cover plate missing- Have an electrician properly secure all loose components, ensuring proper function. lower level. Safety Concern Suggested Action: Significance: Page 20of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #14 Location: Condition: Explanation: House Upper Bath Wet Locations Missing GFCI Protection Ground fault devices are required at all electrical devices in close proximity to water, for newer construction. Older homes that upgrade to GFCI devices improve safety and are strongly recommended. Consult an electrician for further evaluation and proper ground fault protection at all wet Suggested Action: Significance: CONDITION: #15 Condition: Explanation: Suggested Action: Significance: 2017/03/28 locations. Safety Concern Cover Missing on Light Fixture 1- house attic left. 2- House lower behind furnace Add cover plates where missing. Safety Concern CONDITION #16 Location: Condition: Explanation: Suggested Action: Significance: Office Bath Receptacle Power Off were found off. Needs Pro Repair The receptacle had no power and no breakers Consult an electrician for further evaluation and repairs to ensure proper operation. Page 21 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #17 Location: Condition: Explanation: Suggested Action: Significance: Office Attic Termination Improper missing. 1- The circuit is not properly terminated. 2-A knockout plug is missing. Cover plate is Have an electrician provide further evaluation and properly terminate the circuit inside a junction box, or remove all abandoned wiring. Safety Concern 2017/03/28 17/03/28 Page 22 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #18 Condition: Explanation: Suggested Action: Significance: Conduit Missing Conduit is missing at numerous locations. Exposed wiring in the attic left rear is dangerously damaged by rodents. Have an electrician add conduit to all wiring locations where missing. Safety Concern Electrical - Main Disconnect CONDITION #19 Condition: Explanation: Information Regarding Main Disconnect and Many insurance companies are requesting a photo of the electrical main disconnect, sO itis provided here as a courtesy. This single breaker will cut off all power to thel house in case of emergency. 1-House- lower left hall. Location 2- Office- upper rear. Use as needed. Courtesy Information Suggested Action: Significance: 17/03/28 Page 23of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #20 Condition: Explanation: Grounding to Piping Inadequate Electrical system grounding to water piping is sufficient only ift the connection is close to where the piping goes underground, andi ifa continuous path of conduction is assured through metal piping and bonding wires. Have al licensed electrician reconfigure the connections for adequate grounding. Suggested Action: Significance: Safety Concern Electrical = Panel Wiring CONDITION #21 Location: Condition: Explanation: House- Lower Left Hall Information Regarding Panel Wiring(Thermal) Many insurance companies are requesting a photo of the electrical panel interior components, SO it is provided here as a courtesy. Bottom photo of thermal scan shows normal conditions. Use as needed. Courtesy Information Suggested Action: Significance: 68.79F 71.5 CFLIR x81.79F 60.4 81.5 CFLIR 65.3 Page 24 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #22 Location: Condition: Explanation: Office- Upper Rear Information Regarding Panel Wiring(Thermal) Many insurance companies are requesting a photo of the electrical panel interior components, sO it is provided here as a courtesy. Bottom photo oft thermal scan shows normal conditions. Use as needed. Courtesy Information Suggested Action: Significance: 71.49 77.5 Dm CFLIR 66.5 CONDITION #23 Location: Condition: Explanation: House Connections Oxide Inhibitor Paste Missing in Panel An oxide inhibitor applied to the aluminum wire connections reduces or prevents oxidation from occurring and should be applied by a licensed electrician. Corrosion was also noted Have a licensed electrician replace all compromised components and apply oxide on some breakers. inhibitor. Safety Concern Suggested Action: Significance: 2017/03/28 Page 25 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #24 Condition: Explanation: Double Tapped Breaker Standard electrical practice prohibits the connection of more than one circuit to each breaker terminal. The 60-amp breaker in photo 2i is oversized for the circuit it protects. Have al licensed electrician properly repair to eliminate all double tapped conditions and Suggested Action: Significance: oversized breakers. Safety Concern e CONDITION #25 Location: Condition: Explanation: Suggested Action: Significance: Office Panel Too Many Circuits for Panel More circuits appear to have been added to the panel than specified by the manufacturer. Consult al licensed electrician for further evaluation and recommendations to repair. Safety Concern Page 26 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #26 Location: Condition: Explanation: Suggested Action: Significance: Both Panels Damaged Breakers Safety Concern Knobs are broken off of some breakers. Have all damaged breakers replaced, CONDITION #27 Location: Condition: Explanation: House Panel Wire Connector(s) Missing As wire circuits enter the electrical panel, they should be secured to the metal with a connector or clamp to prevent chafing on the Have an electrician add connectors (and conduit) to all unsecured wiring at the panel and distribution system. Safety Concern metal edges. Suggested Action: Significance: 02017/03728 Page 27of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Electrical - Accessories CONDITION #28 Condition: Explanation: Smoke Detectors Limited/ / Removed/ Newer standards require inter-connected smoke detectors in each sleeping room, along with mechanical rooms and hallways. Installation of both ionization and photo-electric type detectors is recommended to ensure early warning in various types of fires. Ensure that a viable smoke detector isi installed at each area as needed. Smoke detectors should be replaced if manufactured 10 or more years ago. The proper placement and operation of smoke detectors should be verified by all home owners prior to occupying Advanced Age Suggested Action: al building. Safety Concern Significance: 2017/03/28 CONDITION #29 Location: Condition: Explanation: Suggested Action: Significance: House Upper Device(s) Beeping The device(s) beeped, indicating improper batteries, or other defects. Replace batteries and re-test. Repair as needed to ensure proper operation. Safety Concern 2017/03/28 Page 28 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Electrical = Other CONDITION #30 Location: Condition: Explanation: Suggested Action: Significance: House Upper Globe Missing at Light Fixtures The light fixture globe helps to protect thel bulb, subdue the heat emanating from the bulb and to more evenly displace the light. Replace light fixture globes where needed. Needs Handy Repair Page 29 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Exterior Exterior = Wall Cladding CONDITION: #31 Description: Location: Condition: Explanation: Suggested Action: Significance: Wood Siding and Brick Cladding House Rear Abnormal Cracking Abnormal cracking at the brick was noted. Consult a structural engineer for further evaluation and repair specifications. Needs Pro Repair Page 30of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #32 Condition: Explanation: Cracks Noted at Masonry Wall Cracking was noted and is common with masonry structures. The cracking usually occurs early after construction and subsides over time but not always. Consult brick mason to re-point or re-mortar as needed and monitor for subsequent movement. Obtain second opinion of structural integrity as desired. Needs Pro Repair Suggested Action: Significance: Page 31 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #33 Condition: Explanation: Cracks Noted at Masonry Wall Cracking was noted and is common with masonry structures. The cracking usually occurs early after construction and subsides over time but not always. Consult brick mason to re-point or re-mortar as needed and monitor for subsequent movement. Obtain second opinion of structural integrity as desired. Monitor Suggested Action: Significance: CONDITION #34 Location: Condition: Explanation: Suggested Action: Significance: Upper Left Damage Noted Siding cladding. Damage was noted at areas of the exterior wall Repair or replace all damaged exterior components as needed. Needs Handy Repair 2017/03/28 Exterior = Windows CONDITION #35 Description: Location: Condition: Explanation: Single Pane, Wood Frame with Storm Glazing Cracked and Loose Window glazing (holds the glass in place at the exterior) is loose, cracked and is and/or becoming defective. The glazing holds the glass panes in place and helps in providing Consult a qualified painter to replace all Windows House efficiency. glazing as needed. Needs Pro Repair Suggested Action: Significance: Page 32 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #36 Description: Location: Condition: Explanation: Suggested Action: Significance: Metal Frame Office Front Damage Noted presenting a risk ofi injury. Safety Concern The metal frame is bent with a sharp protrusion Have a contractor provide repair for safety. Exterior - Masonry Porch CONDITION #37 Location: Condition: Suggested Action: Significance: House Right Cracking and Settling Noted Have a qualified masonry contractor evaluate the conditions and make recommendations for repair. Needs Pro Repair Page 33 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #38 Location: Condition: Explanation: House Front Concave Post Bases/ Loose 1-Water is allowed to stand at the post bases resulting in rust and a loosening of the handrails, guardrails, and gate post. At least one post is rusted off. 2-A At the right walkway, the concrete is broken loose sO the post is Clean and grout all post bases as needed to achieve a convex surface to drain water. Repair all loose components. for safety. insecure. Suggested Action: Significance: Safety Concern CONDITION #39 Condition: Explanation: Suggested Action: Significance: Guardrail Height Too Low Guardrails should be 36 inches high for safety, with gaps no more than 4 inches. Consult iron worker to correct this condition. Safety Concern CONDITION #40 Location: Condition: Explanation: Suggested Action: Significance: Right Riser Height Excessive Reconfigure the stairs. Safety Concern Stair riser heights are limited to 7.75 inches. Page 34 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Exterior - Trim CONDITION #41 Condition: Explanation: Suggested Action: Damage Noted Loose trim. Water damage was noted. 1- upper right from rodents. 2- rear- water damage. 3-1 left rear- Have a carpenter or qualified contractor evaluate and repair or replace all exterior damage, along with suitable caulking and painting. Needs Pro Repair Significance: 2017/03728 Page 35 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Exterior - Paint CONDITION #42 Condition: Explanation: Lead Based Paint Hazard Excessive amounts of peeling paint were noted. All contractors working on pre-1978 housing are required to receive training and certification in lead-safe practices, follow strict protocol for testing, containment and clean-up. Soil may not be suitable for growing edible For any painting or repair which disturbs paint, consult a contractor certified by the GA Environmental Protection Division for lead-safe Renovation,Repair and Painting crops. Suggested Action: 2017/03/28 (RRP). Safety Concern Significance: Exterior = Doors CONDITION #43 Location: Condition: Explanation: Suggested Action: Significance: Office Front Damage Noted on Door(s) Damage was noted. Needs Pro Repair Have a qualified carpenter replace door(s). Page 36of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #44 Condition: Explanation: Suggested Action: Significance: Weatherstripping Poor Air gaps were noted at various exterior doors. Mold growth was noted at the front office door- possibly from condensation. Ensure that properly installed weatherstripping is in place andi in good condition. Upgrade Advised CONDITION #45 Location: Condition: Explanation: Suggested Action: Significance: House- Main Floor -right Doors Egress Limited The 2 right doors are inoperable and do not allow emergency egress. Restore operation for safety. Safety Concern 03/28 Page 37of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Grounds Grounds - Walkways CONDITION: #46 Location: Condition: Explanation: Right Handrai/Guardrail Missing Handrails at exterior steps increase safety and are missing at all exterior steps. In addition, the retaining wall created by the steps is Add handrails to all exterior stairs and proper missing a guardrail. guardrails as needed. Upgrade Advised Suggested Action: Significance: Grounds - Retaining Walls CONDITION #47 Condition: Explanation: Suggested Action: Significance: Leaning The wall is leaning and some settlement of the concrete walkway was noted. Repair as needed. Needs Pro Repair Grounds : Grading and Drainage CONDITION #48 Location: Condition: Explanation: Front Center Slope Improper Soil should slope downward and away from the foundation for proper drainage. New codes require a minimum of sixi inches per 101 feet. This improper slope contributes to significant moisture issues in the basements. Modify the slope for proper drainage or add drains and underground piping. Needs Pro Repair Suggested Action: Significance: Page 38 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Heating Characteristics: 177,000+ BTU Total, 12-30 Years Old Heating : Distribution CONDITION #49 Condition: Explanation: Suggested Action: Significance: Gaps at Ductwork Flex ducts in the house attic are extensively damaged, likely by rodents. Gapsi in ductwork and insulation allow escape of conditioned air. Have an HVAC contractor replace all damaged ducts, and add insulation where missing on rigid ducts. Needs Pro Repair 2017/03/28 CONDITION #50 Condition: Explanation: Suggested Action: Significance: Asbestos Material Not Found Asbestos was used to seal or insulate duct work and flues prior to 1978. We did not find asbestos tape on the house ducts. N/A Courtesy Information 2017/03/28 Page 39 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #51 Location: Condition: Suggested Action: Significance: Main Floor -house Register Damaged Needs Pro Repair Have an HVAC contractor repair or replace. CONDITION #52 Location: Condition: Explanation: Suggested Action: Significance: House Attic Plenum Gaps Noted 82.8F 101 Excessive gaps at the plenum allow escape of conditioned air and hinder efficiency. Properly seal all gaps with mastic or foil tape. Needs Pro Repair CFLIR 71.7 Heating = Exhaust CONDITION #53 Location: Condition: Explanation: Suggested Action: Significance: Office Rear Class B Flue Clearance Improper Thet flue is too close to combustible components, according to the manufacturer Consult an HVAC contractor for correction. A 1inch clearance should be provided. specifications. Safety Concern Page 40of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Heating - Operation CONDITION #54 Location: Condition: Explanation: Suggested Action: Significance: House Basement Did Not Operate When Tested The circulating fan is defective, SO the heat pump serving the main and lower levels of the house did not operate. Have a mechanical contractor evaluate and repair as necessary restoring intended operating function. Needs Pro Repair Interior Interior - Windows CONDITION #55 Description: Condition: Explanation: Suggested Action: Single Pane Wood Windows Stuck From Paint open. Windows are stuck duei to excess paint. One window ini the upper left sunroom is stuck Properly free up all windows as necessary (ensure a minimum of one operable window in each sleeping room). Replace all defective components. Safety Concern 2017/03/28 Significance: Page 41 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #56 Location: Condition: Suggested Action: Significance: Upper Rear Cracked' Window Pane Properly replace all cracked panes. Safety Concern 017/03/26 CONDITION #57 Location: Condition: Explanation: Suggested Action: Significance: House Windows Lead Paint Hazard and paint chips. Painting. Safety Concern Peeling paint was noted, which likely contains lead. Operating windows releases lead dust Consider window replacement. Have the windows repaired and repainted by a contractor certified by the GA Environmental Protection Division, for Lead-safe Renovation, Repair, and Interior = Walls CONDITION #58 Description: Location: Condition: Explanation: Suggested Action: Significance: Plaster and Wallboard House Spalling Plaster Wall Areas Wall damage was noted. Repair all leakage and repair the surface. Needs Pro Repair Page 42of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #59 Location: Condition: Explanation: Office Lower Level Elevated Moisture Moisture in the wall measured very high at most areas of the room- over 50% at some locations. Damage and mold is likely present Have a mold professional provide further int the wall cavity. evaluation. Safety Concern Suggested Action: Significance: 2017/03/28 2017/03/28 Page 43of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #60 Location: Condition: Explanation: Suggested Action: Office Basement Mold Noted Surface mold was noted, as well as significant moisture damage. Cut out affected sections. Have a waterproofing contractor provide recommendations. Consult a mold specialist for further testing and remediation options. Significance: Safety Concern 2017/03/28 CONDITION #61 Location: Condition: Explanation: Suggested Action: Significance: Office- Main Floor Front Closet Mold Noted Mold was noted behind the furnace. Consult a mold specialist for further testing and remediation options. Safety Concern Page 44 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #62 Location: Condition: Explanation: Suggested Action: Significance: Office Attic Front Wall Mold Noted exterior wall. remediation options. Safety Concern Mold was noted on the inside of thei front Consult a mold specialist for further testing and Interior = Ceilings CONDITION #63 Description: Condition: Explanation: Suggested Action: Significance: Plaster and' Wallboard Damage Noted areas. needed. Needs Pro Repair Typical cracks were noted in many plaster Have a contractor repair the damage as Page 45 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #64 Location: Condition: Explanation: Suggested Action: Significance: Office Main Floor Ceiling Water Stains Noted Water stains usually indicate previous roof leaks. Stains were tested with a moisture meter and some were found slightly elevated. Consult a roofer for evaluation and recommendations. for the low-slope roof. Needs Pro Repair 2017/03/28 Page 46of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #65 Location: Condition: Explanation: Suggested Action: Significance: Office Possible Asbestos at Ceiling Texture ceiling toward the rear. at the laboratory. Refer to results. Safety Concern During the 1960s and 1970s, asbestos was usedi in sprayed-on ceiling texture, similar in appearance to the upper front ceiling. Older ceiling tiles were noted in the area above the drop We took a sample of both of these ceiling materials to be tested for the presence of asbestos Interior - Floors CONDITION #66 Location: Condition: Explanation: House Tile Noted Asbestos is associated with 9 inch by 9i inch tile installed in the 50s and 60s. This tilei in the upper bathroom 12x12. The material underneath is ceramic tile. In the main floor bath, underlayment was noted below the tile. A sample of the underlayment and adhesive was taken to the labi for testing. Refer to lab results. Monitor 2017/03/28 Suggested Action: Significance: Page 47of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Interior - Doors CONDITION #67 Location: Condition: Explanation: Suggested Action: Significance: Various Adjustment Needed hinges were noted. needed. Needs Handy Repair Misaligned latches, binding doors, and loose Have al handyman provide adjustment as 00p 2017/03/28 Interior - Stairs and Handrails CONDITION #68 Location: Condition: Explanation: Suggested Action: Significance: Upper Stair Grip Too Wide Handrails should note exceed two inches in width. Modify the railing as needed. Safety Concern Page 48 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #69 Location: Condition: Explanation: Suggested Action: Significance: Lower Stair Guardrail Missing hazard. Safety Concern The missing guardrail represents a safety Ensure proper guardrails at all locations. 2017/03/28 CONDITION #70 Location: Condition: Suggested Action: Significance: Office Rear Winder Stair Take caution when trying to navigate these stairs. The stairs would have tol be rebuilt to conform to today's standards. Safety Concern Page 49 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Interior - Other CONDITION #71 Location: Condition: Explanation: Suggested Action: Significance: House Front Foyer Access Limited The small entry area of the house is not suitable for wheelchair access. Consider options for compliance. Upgrade Advised 2017/03/28 Page 50of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #72 Location: Condition: Explanation: Suggested Action: Significance: Office the INDI LUNGI DISEASS Location Roof Asbestos Disclosure Noted Several materials present are known or assumed to contain asbestos. The flooring materials noted are concealed with carpet. Follow proper safety protocol for any work which may disturb these materials. Safety Concern MaterialDescription Flooring i Material Description. Penetration Mastic 9x91 black or green floor tile Flooring Plumbing Plumbing - Supply Piping CONDITION #73 Location: Condition: Explanation: House Front Elevated Pressure-136PSI The water pressure was measured at more than 80 psi, which is considered maximum. We were unable to determine the routing of this hose bibb in relation to the pressure Have a plumber provide further evaluation and adjust or replace the pressure regulator. regulator. Suggested Action: Significance: Parker Blanchard Needs Pro Repair Page 51 of79 Building Knowledge, LLC Buldngk0owegeUScom 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #74 Location: Condition: Explanation: House- Lower Furnace Room Galvanized Supply Pipe Noted Most of the piping appears to be copper, but the underground portion, and this section in thet furnace room is galvanized- about to burst. Aged galvanized water supply pipe is prone to deterioration from thei inside of the pipe out, increasing potential for leakage. Consult al licensed plumber for recommendations and costs associated with replacement of all galvanized supply pipe. Needs Pro Repair Suggested Action: Significance: 017/03/28 Plumbing - Water Shut Off CONDITION: #75 Location: Condition: Explanation: House at Basement Steps Information Regarding Location of Water Shut-off The main water valve will shut down the water to all of the interior supply line locations. This valve is used for maintenance and in the event of leakage. Use as needed. Courtesy Information Suggested Action: Significance: Plumbing - Gas Shut Off CONDITION: #76 Location: Condition: Explanation: Front Gas Shut Off Valve Location Information Int the event of a gas leak or fire, this is where the gas flow may bet turned off. Turning the valve so that the holes are aligned will turn the gas supply off. Use as needed. Courtesy Information Suggested Action: Significance: Page 52of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Plumbing - Waste Piping CONDITION #77 Condition: Explanation: Suggested Action: Significance: Improper Drain Pipe Support The cast iron vent piping is poorly secured and deflected at the exterior right rear. AI licensed plumber can make corrections if the overall piping system has been poorly installed. Needs Pro Repair 2017/03/281 CONDITION #78 Condition: Explanation: Suggested Action: Significance: Cast Iron Evaluation Advised underground sewer is expensive. Cast iron piping deteriorates with age, and tree roots can cause clogging. Replacing an Have a plumber provide further evaluation of the piping with a videoscope. Monitor Page 53 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Plumbing - Water Heater CONDITION #79 Description: Location: Condition: Suggested Action: Significance: 50 Gallon, 7 Years Old, Electric House Lower Front Data Tag Showing Age and Size Use as needed. Courtesy Information ELECTRIC STORAGE TANK WATER HEATER g4I2SAAT ECT 52 200 1015A031767 MEA CONDITION #80 Condition: Explanation: Relief Line - Lowest Point Drain Valve Missing The manufacturers of pressure relief valves require that the piping attached to the valve must pitch downward. Georgia Code allows the line to pitch upward only if an openable valve is provided at the lowest point, before turning upward. This prevents rust duet to water standing against the PRV continuously and to assure the valve properly performs its Have a plumber reconfigure the piping to comply with manufacturer specifications and/or local jurisdictional requirements. Safety Concern safety function. Suggested Action: Significance: CONDITION #81 Condition: Explanation: Relief Pipe Undersized The pressure relief pipe is undersized. A reduced diameter pipe can restrict the flow of discharged water, thus the system may not operate safely. The pipe attached to the valve must be no less than 3/4 inch diameter for its Have a plumber replace the piping with copper or CPVC thati is 3/4 inch over its entire length. entire length. Safety Concern Suggested Action: Significance: 2017/03/28 Page 54 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #82 Description: Location: Condition: Explanation: Suggested Action: Significance: 10 Gallon, 17 Years Old, Electric Office Upper Rear Advanced. Age- 17 Years of8 8-12 years. Monitor SERIALNO. GE 0200310818 WODELI NO. GE10P6A WATIAGE UPPER LOWER IOTAL 2000 R-14.6 1-PH 120 VOLTSACONLY Cap.U.S.Gls. 10 COMPLIANCE WITH NORTH GENERAL STATUTE The Water heaters generally have al life expectancy Budget for replacement, maintain al home warranty, or replace in advance of failure. 2017/03/28 CONDITION #83 Location: Condition: Explanation: Rear Downward Termination Improper The relief line should terminate facing downward, according to manufacturer specs because the pressurized water when coming out of this location is typically at a scalding Have a plumber add a proper downward temperature. termination. Safety Concern Suggested Action: Significance: CONDITION #84 Condition: Explanation: Suggested Action: Significance: Did Not Operate When Tested No hot water was present at the office bath. Consult a plumber for further evaluation and repairs to ensure proper operation. Needs Pro Repair Page 55 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Plumbing - Gas Piping CONDITION #85 Location: Condition: Explanation: House. Attic CSST Unprotected. CSST (yellow tubing) is in contact with sharp metal and subject to damage. Lighting strikes pose risk to ungrounded gas piping, can cause small holes in corrugated pipe resulting in gas Secure the CSST to prevent contact and leakage. damage. Safety Concern Suggested Action: Significance: CONDITION #86 Location: Condition: Explanation: Suggested Action: Significance: House Attic CSST Not Supported CSST (yellow tubing) should be properly secured tot framing. Have a plumber provide securing. Safety Concern CONDITION #87 Location: Condition: Explanation: House. Attic Flexible Gas Line Inside Furnace A flexible gas line should connect the furnace tor rigid piping, but should only be located outside the furnace housing. Otherwise, the piping can chafe on the furnace and leak gas. Hard pipe should bei installed. Have a plumber or HVAC contractor add a short section of hard pipe from the gas valve inside the furnace to outside the furnace Suggested Action: housing. Safety Concern Significance: Page 56of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Roof Observation Method: Ground & Attic, Walking the Office Roof Roof - Material CONDITION #88 Location: Condition: Explanation: House Advanced Age Fiberglas shingles generally have a life expectancy of 121 to 15 years according to the roofing products industry. The subject roof appears beyond the normal life expectancy. Budget for roof replacement or replace in advance of leakage or deterioration. Needs Pro Repair Suggested Action: Significance: Page 57of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #89 Condition: Explanation: Suggested Action: Significance: Damaged Roofing Damaged or missing shingles were noted, which can contribute to leaks. Have a roofing contractor replace the roof. Needs Pro Repair Page 58 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #90 Condition: Explanation: Suggested Action: Significance: Additional Photos condition. Needs Pro Repair These photos further inform the previous Follow recommendations. at the previous item. Page 59 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #91 Location: Condition: Explanation: Suggested Action: Significance: Various Overhang Insufficient Shingles that dor not extend sufficiently beyond the edge of the sheathing expose the sheathing to damage. Have a qualified roofer ensure that all roofing has a minimum one inch over hang. Needs Pro Repair 2017/03/28 CONDITION #92 Location: Condition: Explanation: Suggested Action: Significance: Office- Low-slope Roof Advanced Age The subject roof appears beyond the normal life expectancy. Budget for roof replacement or replace in advance of leakage or deterioration. Needs Pro Repair Page 60of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #93 Location: Condition: Explanation: Suggested Action: Significance: Office Debris Noted Debris obstructs proper drainage. Clean the roof of all debris. Maintenance Item Roof - Gutters CONDITION #94 Location: Condition: Explanation: Front at Sunroom; Left Rear of Office Gutters should slope properly toward the downspouts to prevent premature deterioration, habitat for mosquitoes, clogging and overflowing. Have a gutter contractor remove the affected sections and re-install with proper slope. Needs Pro Repair Slope Improper Suggested Action: Significance: Page 61 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #95 Location: Condition: Explanation: Front Left of House Downspouts Discharge at Foundation This contributes to the extensive moisture issues in the basement. Roof drainage should be discharged well away from the foundation to reduce under structure water entry or undermining off foundation components. Extend all downspouts well away from the foundation with appropriate piping. Make sure the grade slopes downward from the point of Suggested Action: discharge. Needs Pro Repair Significance: CONDITION #96 Location: Condition: Explanation: Suggested Action: Significance: Rear of House Rust Noted sections. Needs Pro Repair Rust leads to failure/leakage of the gutters. Replace all deteriorated fasteners and CONDITION #97 Location: Condition: Explanation: Suggested Action: Significance: Rear of Office Disconnected Parts Disconnected gutter, downspout and piping components can promote foundation leakage and other problems. Reconnect all loose sections of piping and insure proper drainage. Needs Pro Repair Page 62of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #98 Location: Condition: Explanation: Office Rear Accumulated Debris in Gutters Leaves and other debris prevent the gutter system from operating properly, and can contribute to gutter deterioration, foundation leakage and other problems. Ensure that all gutter components are free of debris. Maintenance Item Suggested Action: Significance: 2017/03/28 Roof - Flashing CONDITION #99 Location: Condition: Explanation: Suggested Action: Significance: Lower Rear Hallway Flashing Missing 3- Missing flashing can cause leakage into the structural components or the interior. 1-2 Have a roofer or qualified contractor replace flashing where missing. Needs Pro Repair Page 63of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #100 Condition: Explanation: Suggested Action: Significance: Damaged Flashing the parapet. components. Needs Pro Repair Damaged flashing was noted at some areas of Consult a roofer for repair of all damaged Page 64 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Roof - Chimneys CONDITION #101 Condition: Explanation: LeaningDsplacement The chimney is not plumb and leans toward the roof. Displacement was noted within the masonry structure of the chimney. (a as viewed from the attic) The structure may be dangerously compromised. Consult a structural engineer and/or chimney repair contractor fori further evaluation and recommendations for shoring or rebuilding. Suggested Action: Significance: Safety Concern Page 65of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #102 Condition: Explanation: Suggested Action: Significance: Brick Deterioration Noted A portion of the brick has broken off. Have a mason chip out all spallingdeterorated brick and replace. Safety Concern CONDITION #103 Condition: Explanation: Suggested Action: Significance: Rain Cap Missing Metal rain caps protect the chimney from the effects of weather, along with mechanical systems that vent through chimneys Consult ai fireplace specialist fori fabrication and installation as desired. Upgrade Advised Page 66of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Structure Observation Method: Observation Limited at Finished Areas Structure Floor and Wall CONDITION #104 Location: Condition: Explanation: Suggested Action: Significance: Office Right Rear Cracking and Settlement Noted The significant wall cracks appear abnormal. Have a structural engineer provide further evaluation. Needs Pro Repair 2017/03728 Page 67of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #105 Location: Condition: Explanation: Suggested Action: Significance: Rear Cracks Noted 1-Cracks may be allowing water penetration into 2- the rear wall below. 3-4- additional interior cracks correspond with exterior. Seal all crackes. Monitor for subsequent changes. Needs Pro Repair 2017/03/28 Page 68 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #106 Location: Condition: Explanation: Suggested Action: Significance: Lower Rear Office Door Water Damage Noted The exterior pad should be lower than the slab. Water permeates the doorway and into the carpet. Modify the exterior slope and grade. Needs Pro Repair 2017/03/28 Page 690 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #107 Location: Condition: Explanation: Suggested Action: Significance: Office- Lower Left Mechanical Closet Water Staining Noted Staining was noted as a result of water leakage. Ensure operation of the gutter above this area. Consider options for waterproofing. Needs Pro Repair Page 70of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Structure - Water Management CONDITION #108 Location: Condition: Explanation: Suggested Action: Significance: AIl Lower Level Elevated Humidity Maintaining interior relative humidity below 50% minimizes mold growth. Use the HVAC system, and a dehumidifier as needed to control moisture. Maintenance Item 8 2017/03/28 161 64 80 2017/03/28 Page 71 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #109 Location: Condition: Explanation: House- at Basement Steps Dampness Noted Evidence of significant dampness was noted asar result of water penetrating at the foundation. This was the case at allf front and left foundation walls. These conditions may have accelerated mold growth in the wall cavity. Repair, remediation and waterproofing could mean major expense. Clean and insure proper gutter function, adjust the grade to accommodate proper slope away from the structure, monitor for subsequent water penetration. Consult a waterproofing contractor for evaluation and remediation Suggested Action: options as needed. Safety Concern Significance: Page 72of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #110 Location: Condition: Explanation: Suggested Action: Lower Kitchen Cabinet Moisture Damage Noted Considerable swelling and damage form moisture was noted. Clean and insure proper gutter function, adjust the grade to accommodate proper slope away from the structure, monitor for subsequent water penetration. Consult a waterproofing contractor for evaluation and remediation options as needed. Needs Pro Repair Significance: 2017/03/28 Page 73of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #111 Location: Condition: Explanation: At Water Heater and Furnace Mold Like Spores Noted Stains and dampness were noted behind the water heater. Mold like spores were noted on the wallboard. 4- A tape-lift sample was collected and taken to the lab. Consult a mold remediation specialist for further evaluation and treatment as necessary. Suggested Action: Significance: Safety Concern Page 74 of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #112 Location: Condition: Explanation: Suggested Action: Significance: Above Furnace Mold-Like Spores Noted efficiency. 1- Mold like spores were noted on some joists. 2- The open chimney may hinder heating Consult a mold remediation specialist for further evaluation and treatment as necessary. Safety Concern Page 75of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #113 Location: Condition: Explanation: Suggested Action: Significance: Hall Closet at Electric Panel Mold-Like Spores Noted Mold like spores were noted on floor and wallboard. Consult a mold remediation specialist for further evaluation and treatment as necessary. Safety Concern 2017/03/28 Page 76of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 CONDITION #114 Location: Condition: Explanation: Suggested Action: Significance: Lower Rear Closet Extreme Mold Noted Mold was noted on shelves and wall. Consult a mold remediation specialist for further evaluation and treatment. Safety Concern Structure - Insulation CONDITION #115 Location: Condition: Explanation: Hall Closet at Panel Reversed' Vapor Barrier The insulation is backward, according to the manufacturer label printed on each batt. The exposed facing is also flammable and ai fire Reverse the batts sO that the vapor barrier is installed against the heated surface. safety hazard. Safety Concern Suggested Action: Significance: Page 77of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Items Inspected with No Discernable Visible Defects Attic Item Inspected Attic Access Insulation Roof Structure Bathroom Item Inspected Sink Floors and' Walls Ventilation Cooling Item Inspected Description Scuttle Hole 2x6 Rafters Description Location Upper Hall 5 Inches Loose Fill Cellulose, R-17 Location Description Location Evaporator Coil and Refrigerant Line Electrical Item Inspected Overcurrent Protection Service Entry and Main Cable Exterior Item Inspected Wood Structures Grounds Item Inspected Vegetation Description Breakers Overhead Service Drop Description N/A Location Office Front Location Description Location Page 78of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 Interior Item Inspected Fireplaces Kitchen Item Inspected Sinks Structure Item Inspected Foundation Description N/A Location Description Location Description Location House- Brick; Office- Concrete Block Page 79of79 Building Knowledge, LLC Buldngk0owegeUScom Parker Blanchard 1397 and 1399 Oxford Road, Atlanta, GA: 30307 3855 Shallowford Road I Suite 620 D Marietta, Georgia 30062 770 16 641 I 9219 f770 I 641 I 9734 ENGINEERING skywark April7,2017 Parker Blanchard Blanchard Real Estate 2970 Peachtree Road NW, Suite 805 Atlanta, GA 30305 Re: 1397 & 1399 Oxford Road Atlanta, GA3 30307 Dear Parker Blanchard, Skywark Project No. 17230 On April 4th, 2017,1 visited the reference properties at your request to offer my opinions ont the structural integrity oft thel buildings. Thei following report summarizes myf findings. No material testing was performed and no finished materials were removed. Location references assume an observer is viewing thet front of the buildings from 1397 Oxford Road consists of a one-level structure above a basement. Thei foundation walls are CMU (concrete masonry units). The basement floor consists ofa a concrete slab-on-grade. The 1st floor consists of an elevated slab. Most of thet framing is covered so inspection was limited. The basement slab is extremely deflected in multiple areas. In one room thet floor has heaved more than 3". Al large diagonal crack was found in the righte exterior wall (Figure 1)i indicative of significant settlement of ther rear right corner. Therei is evidence of extreme moisture Ift the building is tol be occupied Irecommend consulting with ar mold expert and a water proofing expert. Itis likely that ar new membrane will havet to bei installed on thes surface ofa all foundation walls retaining soil. This would require a significant amount ofe excavation. Additionally, the 1st floor slab would have tol be exposed andi inspected to make sure the: settlement has not damaged the slab. The basement floor slab would have to be exposed as well and repaired to relevel. Helical peris would needt tol be added to prevent future settlement andt the drainage int the 1399 Oxford road consists of at two-level structure above al basement. Thet foundation walls are clayb brick. The basement floor consists ofa concrete slab-on-grade. The 1st floor, 2nd floor, ceiling, and roof consist of dimensional Thel basement floor, 1st floor, and 2nd floori is very unlevel. The unlevel floors and cracked brick veneer suggest that Most of thei framing ands structural components were covered so inspection was limited. The mechanical room (the only roomi that provided reasonable visibility of 1st floor framing andi foundation) revealed that thei foundation slabi is cracked and deflected (Figure 2). The slab drops approximately 2" overa 4-0" length in the mechanical room. The 15t floorj joists above consist of 2x10 members spaced approximately 16" O.C. The 2nd floori isl likely Oxford Road. The roof consists of wood framing. The building is currently not occupied. intrusion. rear of the property would need to be corrected. lumber. The building is currently not occupied. this building has also sufferedi from significant settlement. similar. Thes span of 15t floorj joists could not be determined everywhere, butt thej joists above ther mechanical room appear to span approximately: 13'-0". Although 2x10 members spanning this distance are adequate to supporta a 40PSF live load (required for single family dwellings), they are not adequate tos support a live load greater than approximately 65 PSF, whichi isr required forl lobbies and corridors in commercial buildings. The interior surface of foundation walls was covered in most places. The exposed area att the stair revealed mortar that has severely deteriorated ins several bedj joints (Figure 3). Large voids were also present in mortar joints The exterior surface of thev veneer is alsoi in very bad condition. There are: significant cracks and voids throughout. There are multiple inadequacies above window and door openings. Some steel lintels are excessively deflecting (Figure 88 & 12). Some openings dor not have a continuous lintel (Figure 7). Some openings have no lintel at all Wateri intrusion is also evident int this building. Ar mold expert and water proofing expert should be consulted on Given the brick/mortar damage, settlement, size/span of framing, floor deformation, and water intrusion (allof which werei found with minimal inspection because of hidden conditions - suggesting more damage will be discovered: as more structure is exposed) rehabilitating this building to al level that is safet for occupancywould be (Figure:4). (Figure! 5&6). The brick chimney is severely leaning (Figure 13). this building as well. energy and cost prohibitive in my opinion. Iwould consider demolishing this building. Please contact mei ify your need anything further. Regards, -Ab Gary Koblasz P.E., M.S. ORG PROFESSIONAL PED5653 * H April7 7, 2017 Figure1 1 Figure2 Figure 3 - Figure4 4 Figure5 Figure 6 Figure7 Figure 8 Figure 9 Figure 10 Figure 11 Figure 12 Figure 13 KOBLASZ & KENNISON ENGINEERINGPC 333 CREEKSTONE RIDGE WOODSTOCK, GEORGIA30188 404/86012600 December 20, 2024 Re: 1397 & 1399 Oxford Road Atlanta, GA 30307 To Whomi it may Concern, On April 4th, 2017,linspected the referenced properties. Iprovided a report dated April 7th, 2017 outlining my opinion regarding thes structural integrity. Irecommend demolishing thel building in lieu of attempting to No: structural repairs havel been made tot the building since myi inspectioni in 2017. My recommendationsare still the same today. Irecommend demolishing thel buildingi inl lieu ofattempting to rehabilitate. rehabilitate. Regards, RG/ 9 y H December 20, 2024 3 Gary Koblasz M.S.,P.E,S.E. JOMCO INC. CONSTRUCIION Mr. Parker Blanchard Blanchard Real Estate RE: 1399 Oxford Road Mr. Blanchard, During our visit to the above property on April 25, 2017, Michael Davis and myself inspected the general condition asi it relates to meeting codes etc as a commercial space. There were several items noted that would lead us to the conclusion that it would be impractical to There are multiple cracks in the mortar of the brick showing significant settling. The space is missing lintels over some windows and has a partial lintel over at least one window. The chimney leans significantly as well. The foundation would require more water proofing as there The 2x10 floor system would not be able to support the 65 psf load required for commercial buildings. The floor moves quite a bit with just one person walking across the floor with no furniture present. The stairways do not have the required head clearance of 80" from the step Most notably there is no elevator for ADA access for upstairs or downstairs. There is no ADA access from outside of the space into the basement level. There are no restrooms with the We would not recommend repurposing this building for commercial use due to the multiple ADA, structural, and safety issues. We would recommend demolition of the structure as faras repurpose this space for commercial use. are significant moisture in the basement. There is most likely mold. tread to the ceiling. required 60" ADA turn radius on any oft the floors. commercial use is concerned. Thank You Wesley Owenby Partner 26 JOMCO, INC 808 MAINS STREET GAINESVILLE, GA: 30501