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Home Inspector John, LLC

http://www.HomeInspectorJohn.com
info@HomeInspectorJohn.com
(734) 666-8488
200 W 2nd St Unit 2013 
Royal Oak MI 48068-7084
Inspector: John Rice, CPI
InterNACHI #13090706
Residential & Commercial Inspections
IAC2-03-1663 Certified in Mold and Radon

Property Inspection Report

Client(s):  Mitch Jelonek, Liliane Mason
Property address:  21034 Rensselaer St
Farmington Hills MI 48336-6216
Inspection date:  Wednesday, October 14, 2020

This report published on Friday, October 16, 2020 12:51:30 AM EDT

This report is the exclusive property of Home Inspector John, LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. This inspection is a limited visual report of the general condition of the home and its major components at the time of the inspection. Please review the pre-inspection agreement that you have been provided for an explanation of the scope and restrictions of this report.

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:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor 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 https://www.reporthost.com/glossary.asp

Table of Contents

General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings

View summary

General InformationTable of contents
Report number: 20201014
Time started: 2:30pm
Time finished: 4:30pm
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Inspector: John Rice, CPI
Weather conditions during inspection: Dry (no rain), Overcast
Temperature during inspection: Cool
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cool
Inspection fee: 1/2GJD ;)
Type of building: Single family, Detached garage
Buildings inspected: One house, One detached garage
Number of residential units inspected: 2
Age of main building: 1968
Source for main building age: Municipal records or property listing
Front of building faces: West
Main entrance faces: West
Occupied: Yes, Furniture or stored items were present
Additions and modifications: none
Source for additions and modifications: Municipal records
1) Some areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood, Chain link
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Deck, porch and/or balcony material: Concrete
2) Handrails at one or more flights of 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.
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Photo 2-2 A handrail should be installed at this location per building code.
3) The front porch blocking was observed to be deteriorated or damaged. Cause unknown. Recommend hiring a qualified contractor to repair or replace as needed.
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4) One or more gates were difficult to open and close and/or difficult to latch and need repair.
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Photo 4-2 Adjusting this portion of the gate should allow the gate to function properly.
5) Significant amounts of debris, stored items and/or junk were found in the yard or around buildings.
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6) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
7) 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.
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Exterior and FoundationTable of contents
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, Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Poured in place concrete
Anchor bolts or hold downs for seismic reinforcement: None visible
Shear panels for seismic reinforcement: None visible
Tie downs for seismic reinforcement installed: No
8) The dryer vent exterior cover was missing. This can cause rodent/insect infiltration into the structure. Recommend hiring a qualified professional to repair or replace as needed.
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9) sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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10) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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11) Algae, mildew and/or mold was observed on the vinyl siding. This is mostly an eye sore and not harmful to living things. This is easily remedied with a power washing with a mild detergent or, if no power washer is a available, the following video will offer an alternative remedy. https://www.youtube.com/watch?v=NqlK0slw62A
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12) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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13) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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14) An external natural gas supply line for a natural gas grill (not propane) or exterior heater was located at the rear of the house on the concrete patio. This is a nice feature as natural gas grills eliminate the need to keep refilling a propane tank and tend to burn cleaner.
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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 excluded from this inspection. 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 crawl spaces in the future. Complete access to all crawl space areas 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 attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Partially traversed
Location of crawl space access point #A: Building exterior
Condition of floor substructure above crawl space:
Pier or support post material: Concrete block
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents
15) No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.

This is not required by code, but will aid in lowering heating and cooling costs. As this is a difficult process, the cost benefit, should you hire a contractor, might take several years to justify the cost. Per our discussion, you mentioned staying in this home for a few years then possibly keeping it as an investment property. I would recommend doing a cost/investment analysis before considering this upgrade.
16) The plastic vapor barrier over the soil is clear plastic rather than black. A vapor barrier is normally installed to prevent water from evaporating from the soil below up into the structure. An opaque, black plastic should be used rather than clear to prevent mushroom growth and to prevent vegetation growth near sources of light such as vents. Recommend that a qualified person replace the clear plastic vapor barrier with an opaque, black one, and per standard building practices (e.g. seams overlapped to 24 inches, not in contact with any wood structural components, held in place with bricks or stones).
17) Some sections of the crawl space at location were not evaluated due to lack of access because the vertical height was under 18 inches.
18) Past water stains were observed in the crawl. These were from unknown water leaks (possibly from plumbing or dumping of a mop bucket or similar non plumbing water source). These stains do not cause any problems other than unsightliness as the leaking is not currently active.
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19)  The crawl space was observed to be in serviceable condition. The lack of gutters on the home could cause water infiltration in the crawl which can lead to serious problems including rot, insects, and/or mold. Recommend installing gutters with downspouts that extend at least 3ft from the foundation. This will be discussed further in the next (roofing) section of this report.
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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.
Age of roof surface(s): unknonw but less than 5 years of service life predicted
Roof inspection method: Traversed
Condition of roof surface material: Near, at or beyond service life
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: None
Gutter and downspout material: Not applicable, none installed
Gutter and downspout installation: None
20) Gutters were missing over one or more entrances. People entering and exiting the building are likely to get wet during periods of rain as a result. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
21) One or more gutters and/or downspouts were missing. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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22) The house roof is of unknown age and was observed to be leak free. Although still in serviceable condition, the inspector recommends budgeting for a new roof in the near future as the condition of the shingles warrants constant monitioring as the roof is approaching the end of its service life.
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Photo 22-1 only one layer is visible.
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23) Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
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24) Moss was growing on the roof. 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.google.com/search?q=moss+on+roof
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25) Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
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Attic and Roof StructureTable of contents
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.
Attic inspection method: Viewed from hatch(es)
Location of attic access point #A: Hall closet, first floor
Attic access points that were opened and viewed, traversed or partially traversed: A
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-19
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Enclosed soffit vents
Attic exhaust fan condition: None
26) The attic and roof structure were observed to be in serviceable condition.
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Garage or CarportTable of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached
Condition of garage: Appeared serviceable
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: 1
Condition of automatic opener(s): None
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Adequate
Condition of detached garage or carport structure: Appeared serviceable
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Condition of roof structure: Appeared serviceable
Age of roof surface(s): 2019
Roof type: Gable
Roof surface material: Asphalt or fiberglass composition shingles
27) One or more gutters and/or downspouts were missing. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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28) One roof rafter was observed to be "partially sistered" to the existing rotted rafter. This should have been a solid wood beam instead of a split piece. Recommend adding a solid beam at this location.
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29) 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.
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30) Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
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31) The front left rake board has evidence of possible WDO (wood destroying organism) infestation. Although no evidence was present on the interior side of this location, the inspector recommends further monitoring and evaluation to determine if there is an active insect colony present. This area can be repaired with wood filler and paint for cosmetic reasons.
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Photo 31-2 Possible WDO damage.
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Photo 31-3 interior view of garage rake , can see new roof boards were installed but no evidence of WDOs.
32) There is evidence of past soffit/trim/gable repair. It is suspected that the cause is from past water ihfiltration due to the recent roof replacement. This appears to be in serviceable condition.
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Photo 32-2 Different soffit material was observed indicating a repair.
33) Some floor areas were obscured by stored items and couldn't be fully evaluated.
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34) The garage roof was observed to be in new like condition.
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35)  The garage light fixture was observed to be in non working condition.
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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 detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors 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:
Primary service type: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of sub: none
Location of main service panel #A: Laundry room
Location of main disconnect: Breaker at top of main service panel
Circuit breakers that were in the "off" position: None
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
Smoke alarm power source(s): Battery
36) Substandard wiring was found in the interior rooms. For example, missing cover plates. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
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37) No arc fault circuit interrupter (AFCI) breakers were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices. For more information, visit:
http://www.google.com/search?q=arc+fault+circuit+interrupter
38) One or more switch boxes were loose. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.
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39) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/559.pdf

The smoke alarm in the laundry/mechanical room was missing. The inspector recommends replacing existing alarm from kitchen (where not required) into the laundry room.
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40) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved 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. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
41) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/559.pdf
42) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Recommend that a a carbon monoxide detector be installed near sleeping areas in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/559.pdf
43) The Square D electrical panel was observed to be in new like condition. However, the drywall above the panel was never repaired. This is a safety/ fire hazard as this allows fresh oxygen to enter into the stud cavity which can fuel a fire in the event of a spark or other minor malfunction. Reconmmend repairing or replacing the drywall as needed.
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44) Bulbs in one or more light fixtures were missing, inoperable or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
45) During the inspection, a representative number of outlet recepticles and all GFCIs were tested and found to be in serviceable condition.
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Plumbing / Fuel SystemsTable of contents
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
Location of main water meter: Front yard
Location of main water shut-off: Laundry room
Water service: Public
Service pipe material: Galvanized steel, Plastic, PEX
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Galvanized steel
Location(s) of plumbing clean-outs: Crawl space
Vent pipe condition: Appeared serviceable
Vent pipe material: Cast iron
Sump pump installed: No
Sewage ejector pump installed: No
Type of irrigation system supply source: Public
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter
46) Water supply pipes in the crawl space were not insulated. Recommend insulating pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
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47) One or more hose bibs (outside faucets) weren't anchored securely to the structure's exterior. Water supply pipes can be stressed when hose bibs are turned on and off and when hoses are pulled. Leaks may occur as a result. Recommend that a qualified person install fasteners per standard building practices.

Also recommend caulking the siding.
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Water HeaterTable of contents
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.
Condition of water heater: Appeared serviceable
Energy source: Natural gas
Estimated age: <5 years
Capacity (in gallons): Not applicable
Location of water heater: Laundry room
Hot water temperature tested: No
48) One or more tankless water heaters were observed at this property. It is beyond the scope of this inspection to determine the adequacy of this system since demand varies significantly with water usage. For example, with simultaneous showers while washing clothes or dishes, etc. During such usage, tankless water heaters may not keep up with demand. This inspection includes a limited evaluation of the water heater to determine the following:
  • Does it supply hot water?
  • Is the water pressure adequate for the unit (typically minimum 30-50 psi)?
  • Is combustion air and the venting system serviceable?
  • Is the wiring for the electric supply safe?
  • Is a temperature-pressure relief valve and drain line installed?
Any concerns observed related to the above items are noted in this report.
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Heating, Ventilation and Air Condition (HVAC)Table of contents
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): Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: unknown
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: unable to determine
Forced air heating system manufacturer: Luxaire
Location of forced air furnace: Laundry room
Forced air system capacity in BTUs or kilowatts: 57000
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of cooling system and/or heat pump: Not determined
Location: Yard
Type: Packaged unit
Estimated age: unknown
Approximate tonnage: 1 ton
Manufacturer:
Heat pump or air conditioner model number: 38ckc024320
Heat pump or air conditioner serial number: 1898e14354
Condition of controls: Appeared serviceable
Condition of whole house fan: none
24 hour automatic ventilation system present: No
49) Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Agency (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers." At a minimum, the visible debris should be thoroughly cleaned. Recommend that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.epa.gov/iaq/pubs/airduct.html
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50) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near, at and/or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
51) The last service date of the forced air electric furnace appeared to be more than 2 years ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 2 years ago, a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
52) The estimated useful life for most forced air furnaces is 15-20 years. The inspector was unable to determine the age of the furnace. Be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
53) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. The inspector was unable to determine the age of this unit. Be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.
54) An unknown sediment was observed inside the inspection panel. Recommend further evaluation by a qualified HVAC technician.
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55) The burners of the furnace appeared to be in serviceable condition. The lack of orange in the flame suggests no cracking in the heat exchanger.
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56) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near, at and/or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
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57) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
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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, Refrigerator
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: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of hot water dispenser: N/A (none installed)
Condition of trash compactor: N/A (none installed)
58) Ribbed, flexible drain pipe was used at the sink. This type of drain pipe accumulates debris more easily than smooth wall pipe and is more likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.
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59) Note: there is a functioning switched outlet located within the sink cabinet allowing for the installation of an undersink disposal.
Bathrooms, Laundry and SinksTable of contents
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: Full bath
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 bathtubs and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
60) The areas below sink(s) at location(s) #A were obscured by stored items and couldn't be fully evaluated.
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Interior, Doors and WindowsTable of contents
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: Vinyl
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
61) Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
62) All exterior doors didn't have a screen door.

no usuable picture was available for front door.
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Wood Destroying Organism FindingsTable of contents
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: possible at garage rake
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: possible at garage rake
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: Yes

Thank you for choosing me, Home Inspector John, to perform your inspection. Now that you have your report in hand, I want you to know that I am still fully committed and here for you. I believe that even a well-written report like this one, if not fully understood, is a useless document which is why I encourage all of my clients to contact me at any time to answer any questions that they may have about their report. Your complete understanding of what this report states is the entire reasoning behind having the property inspected in the first place, and it is my mission to educate and inform all of my clients as best as I can.

Thanks once again for choosing Home Inspector John for your inspection needs. I highly value your opinion and always welcome any suggestions that you may have as I constantly strive to exceed my client's expectations and improve their overall experience. Please feel free to tell me about your inspection experience; things that you liked or didn't like, things that you would've liked to occur or have seen, suggestions, comments, etc. I will gladly use this information to improve my future clients' experience- hopefully some of whom will be referred by you.

Best wishes on the purchase/sale of your home.

~Home Inspector John
aka John Rice
734-666-8488
HomeInspectorJohn@yahoo.com