ABOUT US

Putting the focus on your investment

Welcome to Open Eye Home Inspections! We’re here to help you protect one of the most important investments you’ll ever make—your property. Our mission is simple: To provide you with peace of mind by giving you a clear picture of the property you’re considering.

At Open Eye Home Inspections, we pride ourselves on using the latest technology to take a close look at every part of the property, from the foundation all the way up to the roof. We carefully inspect the structure, systems, and components to ensure nothing is overlooked.

Once our inspection is complete, we’ll provide you with a detailed, easy-to-understand report, complete with photos that highlight any areas of concern. This way, you’ll have all the information you need to make a confident decision about your investment.

We’re committed to helping you see your potential new property clearly so you can feel good about your purchase. Trust Open Eye Home Inspections to keep your investment in focus.

WHAT WE DO

At Open Eye Home Inspections, we offer a range of inspection services tailored to meet your specific needs as a homeowner, buyer, or seller.

Here's a quick look at our services:

Residential Homes, Condos, & Townhomes
Comprehensive inspections to ensure the safety, integrity, and functionality of the property.

Commercial Properties
We assess all aspects of your commercial property to protect your investment and ensure a safe environment.

Pre-Drywall Inspections
Before the walls go up, we inspect the structure to catch any issues prior to drywall being installed.

New Construction (Final Inspection)
Ensuring your newly built home is move-in ready, with everything in perfect working order.

1-Year (New Home Construction)
Before your builder's warranty expires, we check for any issues that might need attention.

Pre-Listing Inspections
Make sure your home is in top shape before putting it on the market.

Radon Testing
To ensure there are no undetected environmental issues.

Georgia Radon Testing Map
Radon Testing Map

Radon Testing
www.epa.gov/radon

Mold Testing
Mold Lab Results Sample Report
We inspect for mold to help maintain a healthy living environment to ensure the air quality in your property is safe.

WE GO BEYOND THE BASICS TO GIVE YOU A THOROUGH UNDERSTANDING OF YOUR PROPERTY.

EVERY INSPECTION INCLUDES:

*THERMAL INFRARED SCANNING
*AERIAL DRONE ROOF INSPECTION

To get a cost for an inspection or ancillary service, please contact us at

openeyehomeinspections@gmail.com
or 770-905-9305

Request an Inspection

Scope of the Inspection

Systems and Components Inspected

Document all inspected systems and components, including:

Structural components (foundation, walls, ceilings, floors).
Roof and attic.
Electrical systems (service drops, panels, outlets, etc.).
Plumbing systems (fixtures, water heating, etc.).
HVAC systems.
Interior and exterior components (doors, windows, garage doors, etc.).

Deficiencies

Not Functioning Properly or Significantly Deficient: Identify and describe systems or components that are broken, malfunctioning, or show significant deficiencies that require immediate attention.
Unsafe Conditions: Highlight any safety hazards such as improper wiring, gas leaks, structural instability, or issues that could harm occupants.
Near the End of Service Life: Provide a professional assessment of systems or components that are approaching the end of their useful life (e.g., an aging HVAC system, old roofing materials, etc.).

Recommendations

Corrective Actions: Provide recommendations for immediate repairs or replacements needed to address deficiencies.
Monitor for Future Correction: Advise on components that may not require immediate action but should be monitored over time for potential failure or deterioration.
Further Evaluation: Recommend further evaluation by specialists (e.g., electricians, plumbers, or structural engineers) for areas that require more detailed assessment.

Explanation of Deficiencies

Provide reasoning for identified deficiencies that are not self-evident. For example, explaining how a small roof leak can lead to significant water damage over time or why improper grading around the foundation can cause moisture issues.

Uninspected Systems and Components

List any systems or components that were designated for inspection but could not be inspected at the time (e.g., due to restricted access, weather conditions, or safety concerns).

Provide a clear explanation of why these areas were not inspected, such as:

Limited accessibility: Attic or crawlspace entry blocked.
Inoperable systems: Systems shut down or disconnected at the time of inspection.
Unsafe conditions: Areas deemed too dangerous to inspect without risk (e.g., steep or damaged roofs).

Adherence to ASHI® Code of Ethics:

As part of the process, we will strictly adhere to the American Society of Home Inspectors (ASHI®) Code of Ethics, ensuring:

Integrity and honesty in all communications and assessments.
Avoidance of any conflicts of interest (e.g., I will not perform repairs or improvements based on the inspection).
Confidentiality of the client’s information.
A commitment to providing an objective, unbiased report based on facts and professional judgment.

EXTERIOR

Condition of the wall coverings (e.g., brick, siding, stucco) for cracks, rot, gaps, or signs of weather damage.

Flashing around windows, doors, and rooflines for proper installation, rust, or water intrusion points.

Trim for warping, peeling paint, or separation from the main structure.

Door operation to ensure they open, close, and lock properly.

Weatherstripping to check for air leaks or gaps.

Condition of doorframes, looking for wood rot, cracks, or separation.

Structural integrity.

Ventilation concerns in these areas to prevent moisture buildup.

Vegetation touching or too close to the building could promote moisture or pest entry.

Grading to check if the ground slopes away from the foundation to avoid water pooling.

Drainage systems for functionality, ensuring water moves away from the building.

Retaining walls for cracks, bowing, or signs of failure that could affect structural stability.

Decks, Patios, Porches, & Walkways:

Surface condition for cracks, uneven areas, or trip hazards.

Proper slope of entryways and driveways to divert water away from the structure.

Material degradation, such as spalling concrete, loose pavers, or settling issues.

ROOF

Condition of shingles, tiles, or metal roofing for signs of wear, such as cracking, curling, missing pieces, or rust.

The presence of moss or algae growth can indicate moisture problems.

General wear and aging of the roofing materials, especially in high-stress areas (valleys, near chimneys, etc.).

Vent pipe flashing and boots for cracks or separation from the roofing material.

Roof Drainage Systems (Gutters and Downspouts):

Gutters for debris, rust, or improper slope that could lead to water backup.

Downspouts to ensure they are securely attached, undamaged, and directing water away from the foundation.

Signs of overflow or damage to fascia from water spilling over.

Condition of the flashing around roof penetrations, such as chimneys, skylights, or vent pipes, for rust, separation, or improper installation.

Flashing in valleys and roof edges to ensure proper water drainage and prevent leaks.

Skylight seals to ensure they are intact and not allowing water infiltration.

Glass or plastic glazing for cracks, leaks, or discoloration.

CHIMNEYS

Chimney cap and crown to ensure they are in good condition and prevent water intrusion.

Mortar and bricks for cracks, spalling, or leaning, which may indicate structural concerns.

Flashing around the chimney base to verify it's securely in place and undamaged.

PLUMBING SYSTEM

Pipes: Look for signs of leaks, corrosion, or inadequate water pressure in supply lines.

Fixtures and faucets: Check for proper water flow, leaks, and water pressure.

Material type: Identify the material used (e.g., copper, PEX, galvanized steel) and assess its condition for longevity and potential problems.

Drainage: Verify that water drains properly from sinks, showers, tubs, and toilets.

Waste pipes: Check for leaks, corrosion, or signs of blockages.

Venting: Ensure that the vent pipes are correctly installed and not blocked to prevent sewer gas buildup and proper waste flow.

Trap seals: Check traps in drains for proper installation and to prevent sewer gas from entering the home.

Water heater: Assess the unit for signs of rust, leaks, or age-related wear and tear. Check for proper operation and temperature settings (typically 120°F for safety).

Relief valves: Test the temperature and pressure relief valves to ensure safety measures are in place and operational.

Hot water distribution: Check for sufficient hot water supply to fixtures and any signs of delayed hot water delivery.

Flue pipes: Check for blockages, leaks, or improper installation, ensuring that combustion gases are venting safely outside.

Ventilation: Ensure proper airflow to prevent back-drafting of gases.

Fuel lines: Inspect for leaks, rust, or damage to fuel lines (natural gas, propane, oil).

Connections and shutoff valves: Ensure that all connections are secure, and shutoff valves are functional and accessible.

Sewage ejector pumps: Test for proper function and check for signs of failure or clogging.

Sump pump: Check the operation, especially in basements, for any issues with flooding or water damage prevention.

Piping: Inspect for leaks or signs of improper installation or wear in the piping associated with these systems.

ELECTRICAL

Main service panel for signs of rust, corrosion, or overheating.

Main disconnect to ensure it is properly labeled, easily accessible, and functional.

Grounding connections from the panel to ensure the system is safely grounded.

Bonding of grounding conductors to the panel and other conductive systems, ensuring that the system is adequately grounded.

Panel cover removal to visually inspect for overloaded circuits, loose connections, burnt or melted wires, and improper labeling.

Wiring and connections to confirm neatness, no exposed live wires, and proper organization of circuits.

Panel capacity to ensure it’s not overloaded beyond its rated amperage.

Wiring materials (e.g., copper, aluminum) for signs of corrosion or improper installation.

Condition of exposed conductors in attics, basements, or crawl spaces.

Circuit breakers for correct labeling and functionality, checking for any that have tripped or are damaged.

Fuses (if present) for proper size and type relative to the circuit's load.

Arc fault circuit interrupters (AFCIs) for function testing and protection of bedroom and living area circuits.

Representative number of installed lighting fixtures for proper function, grounding, and secure attachment.

Switches for smooth operation and secure mounting.

Receptacles (outlets) for proper grounding, loose connections, and the presence of proper voltage.

GFCI outlets in areas where required (kitchens, bathrooms, garages, and outdoor spaces), testing for proper function using a tester to ensure they trip when needed.

AFCIs in appropriate areas (bedrooms, living areas), testing their function to prevent electrical fires caused by arcing.

INTERIOR

Walls: Look for cracks, signs of water damage, mold, or unevenness.

Ceilings: Inspect for water stains, cracks, sagging, or signs of leaks, especially around windows, doors, and under rooflines.

Floors: Check for unevenness, sagging, or any damage such as warping or cracking. Also, examine floor coverings (e.g., tile, carpet, wood) for wear or defects.

Stairs: Ensure that all steps are level and consistent in height, checking for any signs of instability, cracks, or damage.

Railings: Verify that handrails are securely fastened and at the correct height. Check for any loose or wobbly railings that may pose a safety risk.

Countertops: Inspect for damage, such as cracks, chips, or water damage. Check for proper attachment and stability.

Cabinets: Open and close a representative number of cabinet doors and drawers, ensuring smooth operation and no visible damage. Check for signs of water damage, especially around sinks and plumbing areas.

Doors: Test a sample of doors for proper operation, including opening, closing, locking, and checking for gaps that could allow drafts. Inspect frames for signs of rot, cracking, or settling.

Windows: Open and close a representative number of windows, ensuring they function smoothly, lock securely, and have no broken seals or cracked panes. Check for drafts, moisture between panes, or condensation.

Garage doors: Test the functionality of the garage door, ensuring it opens and closes smoothly without any unusual noises or jerking.

Garage door operators: Test the electric garage door opener, ensuring it functions correctly, responds to controls, and that safety features like auto-reverse are operational.

Manual operation: Test the door's balance and ensure it can be lifted manually if the operator fails.

Ovens, ranges, and surface cooking appliances: Activate the main functions using normal operating controls. Ensure burners, oven elements, and controls are in working order. Check the oven light and any digital displays or timers.

Microwave ovens: Test the microwave using normal operating controls to verify it heats properly and operates without issues.

Dishwashing machines: Run the dishwasher through a basic cycle to ensure it fills, runs, and drains correctly.

Food waste grinders (garbage disposals): Activate the disposal to ensure it grinds waste effectively and operates without loud or unusual noises. Check for leaks under the sink.

INSULATION AND VENTILATION

Attic insulation: Inspect the type and condition of insulation (e.g., fiberglass, cellulose, spray foam) to ensure adequate thermal protection. Check for gaps, compression, or missing insulation that could reduce efficiency.

Crawlspace or basement insulation: Examine insulation in these areas to confirm it is installed properly and not damaged by moisture or pests.

Vapor retarders: Look for proper installation of vapor barriers (e.g., plastic sheeting) in unfinished spaces like crawlspaces, basements, or attics to prevent moisture buildup, mold growth, and structural damage.

Attic ventilation: Check for proper ventilation via soffit vents, ridge vents, or gable vents. Adequate airflow helps prevent moisture buildup.

Foundation ventilation: Inspect crawlspaces or basements for proper foundation vents to allow for airflow, reducing moisture buildup and preventing potential mold or structural damage.

Signs of poor ventilation: Look for signs such as condensation, high humidity, or musty smells that could indicate insufficient ventilation.

Kitchen exhaust systems: Verify that kitchen range hoods or exhaust fans are functional and properly vented to the exterior of the home.

Bathroom exhaust systems: Check that exhaust fans are operational and vented to the exterior to prevent moisture buildup in bathrooms, which can lead to mold and mildew.

Laundry room exhaust: Inspect for the presence of adequate exhaust ventilation in the laundry area to prevent excess moisture from lingering.

Dryer venting: Ensure the dryer is properly vented to the exterior and that the vent duct is free of lint buildup, which is a common fire hazard.

Vent duct condition: Check for any kinks, damage, or improper materials used in the vent duct

Vent termination: Verify that the exhaust duct terminates outdoors, not into the attic, crawlspace, or garage, which can lead to moisture issues or even carbon monoxide risks with gas dryers.

AIR CONDITIONING SYSTEM

Condenser unit (outdoor): Check the condition of the outdoor condenser unit, ensuring that it is clean, free from debris, and properly leveled. Look for any signs of damage, rust, or vegetation blocking airflow.

Refrigerant lines: Inspect refrigerant lines for insulation damage, leaks, or corrosion, especially near connections.

Thermostat operation: Test the thermostat for proper function, ensuring it accurately controls the system and responds to temperature changes.

Temperature differential: Measure the temperature difference between the return and supply air (often around 15–20°F) to ensure the system is cooling properly.

System age and condition: Note the age of the unit and any visible wear and tear. Older units may be near the end of their service life and could require replacement soon.

Ductwork: Visually inspect accessible ductwork for signs of damage, leaks, or improper sealing, which can lead to inefficient cooling and energy loss.

Vents and registers: Ensure that air is being properly distributed throughout the home by checking airflow from the vents and registers in various rooms.

Blower fan: Inspect the blower motor and fan inside the air handler for signs of wear or damage. Ensure the fan operates smoothly and without excessive noise.

Condensate drainage: Check the condensate drain line and pan for proper drainage, ensuring that water is not leaking or pooling inside the unit. Blockages or leaks in the drain can cause water damage or mold growth.

HEATING SYSTEM

Furnace or boiler: Inspect the heating equipment for signs of wear and tear, rust, corrosion, and any other visible damage that may impact performance or safety.

Furnace: Check the burners for proper ignition and flame pattern. Inspect the heat exchanger for cracks or damage that could lead to dangerous carbon monoxide leaks.

Boiler: Check water pressure, temperature, and signs of leaks around pipes and radiators. Inspect the water supply and drainage systems.

Heat pumps: If the home uses a heat pump, check both the heating and cooling functions. Ensure the unit switches modes effectively and the thermostat is controlling it properly.

System age and condition: Note the age of the heating system. Older systems may be nearing the end of their service life and could require repairs or replacement.

Thermostat operation: Test the thermostat to ensure it’s controlling the heating system effectively, responding to temperature settings, and maintaining the desired indoor climate.

Vent systems and exhaust flues: Inspect vent pipes for proper installation, signs of corrosion, blockages, and any disconnections.

Radiators or baseboards: For boiler systems, inspect radiators or baseboard heaters for leaks, rust, or blockages that could impact heat distribution.

Temperature distribution: Test for consistent heat distribution throughout the home, ensuring that all rooms are receiving adequate warmth.

PUTTING THE FOCUS ON YOUR INVESTMENT

EVERY INSPECTION INCLUDES:

*THERMAL INFRARED SCANNING

*AERIAL DRONE

To get a cost for an inspection or ancillary service, please contact us at

openeyehomeinspections@gmail.com
or 770-905-9305.

Request an Inspection