Inspector's phone: (906) 396-6706
Inspector: Jim Keller
Property Inspection Report
| Client(s): | Sample 2 |
| Property address: | Any Street Anytown, Ml |
| Inspection date: | Wednesday, October 12, 2016 |
This report published on Tuesday, November 28, 2017 5:16:40 PM CST
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types: | Safety | Poses a risk of injury or death |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp
Table of Contents
General InformationGrounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Private Well
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Shut-offs, Disconnects and Useful Information
View summary
General Information
Report number: sample2
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Ground condition: Damp
Recent weather: Rain
Overnight temperature: Cool
Type of building: Single family
Buildings inspected: One house, with attached garage
Age of main building: Built in 1985
Source for main building age: Municipal records or property listing
Occupied: Yes, Furniture or stored items were present
1)
A wasp nest was found at the building exterior. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
 Photo 1-1 |
 Photo 1-2 |
Grounds
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Brick
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
2)
The front and rear porch ledger boards were nailed to the building rather than being attached by lag screws or bolts. As a result, decks or porches may separate from the building. This is a potential safety hazard. Lag screws or bolts, minimum 1/2 inch in diameter, should be installed to securely attach ledger boards to the main structure. Recommend that a qualified person install fasteners per standard building practices. For more information, visit:http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
 Photo 2-1 |
 Photo 2-2 |
3)
Graspable handrails at front porch and/or rear porch stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
 Photo 3-1 |
 Photo 3-2 |
4)
Separation was seen at some logs for the rear deck roof due to substandard fastening. Recommend a qualified person evaluate and repair as necessary.
 Photo 4-1 |
 Photo 4-2 |
5)
Wooden support posts for the deck or porch were resting directly on concrete piers or footings below. Water may wick up into the support post ends and result in elevated levels of moisture in the wooden support post ends. This is a conducive condition for wood-destroying organisms. Support posts should rest in metal brackets above concrete piers or footings, or should be separated from the concrete below by impervious membranes such as composition shingle scraps. Even if posts are made of treated wood the cut ends may not have been field-treated, leaving little or no preservative at the post center. Recommend that a qualified contractor repair per standard building practices. For example, by installing composition shingle scraps between the posts and the concrete below.
 Photo 5-1 |
 Photo 5-2 Rotted area
|
 Photo 5-3 |
6)
One or more deck or porch beams were not positively secured to the support posts below. Deck or porch beams are commonly connected to support posts by "toenailing," which is inadequate. Decks and porches are subject to movement under live loads and require a positive connection between their support posts and beams. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber to connect posts and beams.
 Photo 6-1 |
7)
Fasteners (nails) for joist hangers at the front porch were missing. All nail holes for such hardware should be filled with approved fasteners such as "Teco" nails. Recommend that a qualified person install approved fasteners where missing.
 Photo 7-1 |
 Photo 7-2 |
 Photo 7-3 |
 Photo 7-4 |
8)
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
 Photo 8-1 |
Exterior and Foundation
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Stone or faux stone veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Partial finished basement
Foundation/stem wall material: Poured in place concrete
9)
Fungal rot or water damage was found at some sections of fascia. Recommend that a qualified person repair as necessary. All rotten wood should be replaced or treated with an epoxy penetrant and filler.
 Photo 9-1 |
 Photo 9-2 |
 Photo 9-3 |
 Photo 9-4 |
10)
Fungal rot was found in the butt end of one log. Caulk was used to repair this area. Recommend treating with an epoxy penetrant and filler. For more information visit:http://www.hereandthere.org/oldhouse/fixing-decayed-wood.html
http://www.restor-it.com/wood-epoxy/wood-rot-treatment/
 Photo 10-1 |
11)
Woodpecker damage was seen in two areas of the 1/2 log siding. The nature of the damage would seem to indicate that the woodpecker was foraging for food as opposed to simply "drumming" to establish his territory or to attract a mate.Some other holes were found in various areas of the siding that resemble the work of carpenter bees. Recommend sealing holes and monitoring in the future. For more information see:
http://msue.anr.msu.edu/news/carpenter_bees_destructive_home_invader
and:
http://msue.anr.msu.edu/news/woodpeckers_and_the_house_its_your_siding_versus_their_chipped_holes
 Photo 11-1 |
 Photo 11-2 |
 Photo 11-3 |
 Photo 11-4 |
 Photo 11-5 |
 Photo 11-6 |
 Photo 11-7 |
12)
The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
 Photo 12-1 |
 Photo 12-2 |
 Photo 12-3 |
 Photo 12-4 |
 Photo 12-5 |
13)
Checks or cracks were found in log butt areas and were likely to collect rainwater. This is a conducive condition for wood-destroying organisms. Recommend filling checks with an appropriate weather-proof caulking compound.
 Photo 13-1 |
Basement
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Bearing wall, Steel
Beam material: Built-up wood
Floor structure: Solid wood joists
Insulation material underneath floor above: Fiberglass roll or batt
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
14)
The ceiling height over the basement stairs was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
 Photo 14-1 |
15)
The basement stairs handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
 Photo 15-1 |
 Photo 15-2 Example of a proper hand rail return
|
16)
Damage to drywall was found in one area of the basement. The only source of water in this area appeared to be the hot tub. A qualified person should repair this area as necessary.
 Photo 16-1 |
 Photo 16-2 |
17)
A hot tub was located in the basement and no exhaust fan was installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor install an exhaust fan per standard building practices.
 Photo 17-1 |
18)
One or more joists were notched or had holes cut in them in such a way as to significantly weaken the joist(s). General guidelines for modifying joists made of dimensional lumber include these restrictions:- Notches at ends should not exceed 1/4 of the joist's depth.
- Other notches should not exceed 1/6 of the joist's depth.
- Notches should not be cut in the middle 1/3 of the joist's span.
- Notches should not be longer than 1/3 of the joist's depth.
- Holes must be 2 inches or more from the joist's edge.
- The maximum hole diameter is 1/3 of the depth of the joist.
 Photo 18-1 |
 Photo 18-2 |
19) Paper facing on batt insulation in the basement was exposed in some areas. The paper facing is flammable and poses a safety hazard due to the risk of fire. Drywall is normally installed over this flammable facing. A qualified person should install a wall covering such as fire-resistant drywall over the paper facing per the manufacturer's instructions and per standard building practices. Otherwise the paper facing or insulation should be removed.
 Photo 19-1 |
Roof
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
20)
The flashing at the garage to house attachment was substandard. Past water stains were visible on the roof structure below, however no elevated levels of moisture were found at these stains during the inspection. Recommend sealing open areas above and monitoring these areas in the future, especially after heavy rains. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
 Photo 20-1 |
 Photo 20-2 |
 Photo 20-3 |
 Photo 20-4 |
 Photo 20-5 |
21)
Moss was growing on the roof in some areas. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:http://www.reporthost.com/?MOSS
 Photo 21-1 |
 Photo 21-2 |
Attic and Roof Structure
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
Garage or Carport
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
22)
Log siding was installed on the garage to house wall. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:http://www.reporthost.com/?AGFR
 Photo 22-1 |
23)
The photoelectric sensors that trigger the auto-reverse feature on both of the garage vehicle doors' automatic openers were located higher than 4-6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they are 4-6 inches from the floor per standard building practices. For more information on garage door safety issues, visit:http://www.reporthost.com/?GDPES
 Photo 23-1 |
24)
Evidence of prior water intrusion (efflorescence) was found in one or more sections of the rear block wall. Recommend installing gutters, downspouts and extensions or drain lines, and
improving perimeter grading.
 Photo 24-1 |
 Photo 24-2 |
 Photo 24-3 |
25)
One of the garage vehicle doors had minor damage or deterioration.
 Photo 25-1 |
26)
One of the garage service doors had minor damage or deterioration.
 Photo 26-1 |
27)
Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
 Photo 27-1 |
Electric
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes
Carbon monoxide alarms installed: Yes
Smoke alarm power source(s): Battery
28)
The ground fault circuit interrupter (GFCI) receptacle (outlet) under the front porch wouldn't trip with the test button or with a test instrument. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
 Photo 28-1 |
29)
The electric receptacles (outlets) at the kitchen and the receptacle over the hot tub had no visible ground fault circuit interrupter (GFCI) protection. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:- Outdoors (since 1973)
- Bathrooms (since 1975)
- Garages (since 1978)
- Kitchens (since 1987)
- Crawl spaces and unfinished basements (since 1990)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
http://www.reporthost.com/?GFCI
 Photo 29-1 |
 Photo 29-2 |
30)
Panel #A was located in a closet. This is not an approved location for electric panels. Recommend not storing clothing and flammable items in this area.
 Photo 30-1 |
31)
Panel #A had inadequate working space (only 24" in front). This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:- An open area 30 inches wide by 3 feet deep in front of the panel
- 6 feet 3 inches of headroom in front of the panel
- The wall below the panel is clear to the floor
- The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform
 Photo 31-1 |
32)
One circuit breaker in panel #A was "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:http://www.reporthost.com/?DBLTAP
 Photo 32-1 |
33)
Two basement electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:http://www.reporthost.com/?RPR
 Photo 33-1 |
34)
Light fixtures with fully or partially exposed incandescent bulbs were installed in one or more closets. This is a fire hazard. Flammable stored items can come into contact with hot bulbs, or hot fragments from broken bulbs can fall on combustible materials. Closet lighting should use fluorescent light fixtures or fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. If globes or covers are missing, they should be replaced. Otherwise recommend that a qualified electrician replace closet lights per standard building practices.
 Photo 34-1 |
 Photo 34-2 |
 Photo 34-3 |
35)
Two cover plates for junction boxes were missing in the basement. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
 Photo 35-1 |
 Photo 35-2 |
36)
Several slots where circuit breakers are normally installed were open in panel #A. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
 Photo 36-1 |
37)
One or more "plug-in" type carbon monoxide alarms were found. Because such CO alarms can be easily removed, recommend that the client verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. Note that some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. For more information, visit:http://www.reporthost.com/?COALRM
 Photo 37-1 |
38)
One circuit breaker was not installed in the panel. Recommend a qualified electrical contractor evaluate and repair as necessary.
 Photo 38-1 |
39)
The legend for circuit breakers in panel #A was incomplete. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
 Photo 39-1 |
40)
The ceiling fan was inoperable (didn't turn on when nearby switches were operated). Recommend that a qualified electrician evaluate and repair or replace fan as necessary.
 Photo 40-1 |
Plumbing / Fuel Systems
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Private well
Location of main water shut-off: Basement
Service pipe material: Galvanized steel
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Basement
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No
Sewage ejector pump installed: No
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter
Private Well
Limitations: Private well water supplies are specialty systems and are beyond the scope of the standards of practice for home inspections. Comments in this report related to a private well are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified well specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated.
Condition of private water supply: Appeared serviceable
Type of well: Drilled
Condition of pump: Appeared serviceable
Type of pump: Submersible
Condition of pressure tank: Appeared serviceable
41)
Because this is a specialty system, recommend the following:- That a qualified well contractor fully evaluate the well, including a pump/flow test
- That the client research the well's history (e.g. how/when constructed, how/when maintained or repaired, past performance, past health issues)
- That that the client document the current well capacity and water quality for future reference
http://www.reporthost.com/?WELL
Water Heater
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Location of water heater: Basement
Hot water temperature tested: Yes
Condition of venting system: Appeared serviceable
Model number: MITW50L6EN12
Serial number: ZE3138638
Date of Manufacture: 05/2003 (Installed 6/17/2003)
42)
While some water heaters can last for many years, the estimated useful life for most water heaters is 8-12 years. This water heater is at this age (14 years old) and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails.
Heating, Ventilation and Air Condition (HVAC)
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Source for last service date of primary heat source: Label, 11/18/2011
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard
Manufacturer of electric heaters (not forced air): Marley
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Central Furnace
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 96,000 btu
Condition of furnace filters: Required repair and/or evaluation (see comments below)
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Type of combustion air supply: Intake duct
Condition of cooling system and/or heat pump: None
Condition of controls: Appeared serviceable
Furnace Model #: PBNU-LD12M100D
Furnace Serial #: EHCM415448
Furnace Date of Manufacture: 08/1994
43)
The last service date of the gas-fired forced air furnace appeared to be more than 1 year ago. Recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:http://www.reporthost.com/?ANFURINSP
44)
One or more electric baseboard heaters were missing the control knobs. Recommend that a qualified electrician repair or replace as necessary.
 Photo 44-1 |
 Photo 44-2 |
45)
While some furnaces can last for many years, the estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at this age (23 years old) and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Fireplaces, Stoves, Chimneys and Flues
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry, with wood enclosure, With clay flue liner
46)
No spark screen or rain cap was installed at the chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
 Photo 46-1 |
47)
Wood sheathing was being used as an extension for the masonry chimney crown. Note that periodic maintenance will be required to prevent the wood from rotting.
 Photo 47-1 |
Kitchen
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: Required repair, replacement and/or evaluation (see comments below)
Food disposal brand: KitchenAid
Food disposal model #: Unreadable
Food disposal serial #: Unreadable
Condition of dishwasher: Appeared serviceable
Dishwasher brand: KitchenAid
Dishwasher model #: KUDS30IXBL1
Dishwasher serial #: F11426456
Date of Manufacture: 04/2011
Range/stove brand: Kenmore
Model #: 790.92703014
Range/stove serial #: VF20281245
Date of Manufacture: 01/2012
Type of ventilation: Hood over range or cooktop
Condition of refrigerator: Appeared serviceable
Refrigerator brand: Kenmore
Refrigerator model #: 795.51313.014
Refrigerator serial #: 309MRMD02115
Date of Manufacture: 09/2013
Condition of built-in microwave oven: Appeared serviceable
Microwave oven brand: Whirlpool
Microwave oven model #: UMV1160CB-2
Microwave oven serial #: TR51422953
Date of Manufacture: 03/2014
Condition of hot water dispenser: N/A (none installed)
Condition of trash compactor: N/A (none installed)
Condition of under-sink food disposal:
48)
The kitchen sink drain pipe used an S-trap rather than a P-trap. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices. Note that any siphoning of water typically occurs after draining a sink full of water and, by running the faucet for several seconds after the water has drained, the trap will refill and function as intended.
 Photo 48-1 |
 Photo 48-2 |
49)
The under-sink food disposal was inoperable. Recommend that a qualified contractor repair or replace as necessary.
50)
The sink drain was leaking. A qualified plumber should repair as necessary.
 Photo 50-1 |
Bathrooms, Laundry and Sinks
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: 3/4 bath, first floor
Location #B: Full bath, second floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
Clothes washer brand: Whirlpool
Washer Model #: WFW8300SW04
Washer Serial #: HLW2463945
Date of Manufacture: 06/2008
Dryer Brand: Whirlpool
Dryer Model #: WED8300SW2
Dryer Serial #: MY0614467
Date of Manufacture: 02/2009
51)
Flooring at the base of the toilet at location(s) #A was stained and/or water-damaged. Recommend that a qualified contractor evaluate and repair as necessary. For example, by removing the toilet, making repairs to the sub-floor if necessary, replacing flooring if necessary, and installing a new wax ring when the toilet is reinstalled.
 Photo 51-1 |
 Photo 51-2 |
52)
The bathroom with a shower or bathtub at location(s) #A and B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
53)
The laundry sink was cracked and leaking. Recommend that a qualified person repair or replace as necessary.
 Photo 53-1 |
 Photo 53-2 |
54)
The shower drain at location #A was leaking. A qualified person should repair as necessary.
 Photo 54-1 |
55)
One or more sink drains were leaking at location(s) #B. A qualified person should repair as necessary.
 Photo 55-1 |
 Photo 55-2 |
56)
Caulk around the base of the toilet at location(s) #B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
 Photo 56-1 |
57)
Substandard repairs were found at the laundry sink drain (e.g. tape, sealant, non-standard components). Recommend that a qualified plumber repair per standard building practices.
 Photo 57-1 |
Interior, Doors and Windows
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Multi-pane, Casement
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Wood
Ceiling type or covering: Wood & beam
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
58)
Handrails for the loft stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
 Photo 58-1 |
59)
Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit:http://www.reporthost.com/?SQUEAK
60)
Wood flooring in one or more areas was damaged. Recommend repair as necessary.
 Photo 60-1 |
 Photo 60-2 |
61)
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof leaks. Monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
 Photo 61-1 |
 Photo 61-2 |
Shut-offs, Disconnects and Useful Information
62)
 Photo 62-1 Main gas shut-off
|
 Photo 62-2 Main electric disconnect
|
 Photo 62-3 Main water shut-off
|
 Photo 62-4 Gas shut-off at water heater
|
 Photo 62-5 Electric disconnect at furnace
|
 Photo 62-6 Gas shut-off at furnace
|
 Photo 62-7 Furnace filter
|
 Photo 62-8 Shut-off for exterior faucet
|
Thank you for choosing Keller Home Inspection, Inc. I’ve made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have any questions after reviewing it, please don’t hesitate to contact me. If you are satisfied, please tell your friends about me.
Please understand that all homes, regardless of their age, have some number of defects or issues to address or monitor. Home inspection reports by nature focus on defects and thus may seem negative in tone. Many or even most features of this property may be in excellent condition and of high quality and may have been deemed "adequate or acceptable" for purposes of this report. Therefore, many of the 545 plus items from the inspectors field notes list that were inspected/viewed or considered and were deemed adequate or acceptable, may not be specifically commented on in the written report. This is not meant to downplay this property's assets, but rather to focus attention on alerting you to the potentially important issues. These are those specific areas that need attention, evaluation, maintenance, or those items which may create safety concerns or possible major or costly repair and replacement expense.
This report will also contain items to alert or advise you of common things which a homeowner may want or need to know. These may include information on specific location of meters, shut-off switches, turn-off valves and other data which will help the owner better understand the items, systems or mechanics of the home.
This inspection complies with the National Association of Certified Home Inspectors' (NACHI) "Standards of Practice" and "Codes of Ethics" and in most cases meets or exceeds most other American and National standards of practice. This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500.00 to repair, although minor defects may be noted in the report. Cosmetic items such as molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.