1) Some areas and items at this property were obscured by furniture, stored items and/or debris. 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.

2) The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. 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.

3) 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.

4) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.

5) Guardrails at one or more locations with drop-offs higher than 30 inches were loose and/or wobbly, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.

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) Some deck covers were obscured by carpet and couldn't be fully evaluated.

8) The electric meter was observed to be lower than originally installed. This can be due to the fact of the underground service feed or socket cabinet was installed incorrectly. Recommend having a qualified electrical contractor repair or replace and the weather seal as necessary.

9) Several wasp nests were observed on the main dwelling in the peaks of soffitts and inside vents. Recommend having a qualified professional remove nests as necessary.

10) Some sections of siding and/or trim were substandard. Recommend that a qualified person repair, replace or install siding or trim as necessary.

11) A vent and duct if unknown use was observed at rear of house. Recommend having qualified professional seal off vent and duct from the interior and weather seal the exterior

12) 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.

13) 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.

14) Deck structure and undercarriage were observed to be in serviceable condition. Some paint was observed on deck boards to be peeling. Would recommend permanently removing the rug from the deck surface to prevent future problems and repairing/painting deck surface as needed.

A rodent or other vermin's nest was observed under the deck. Recommend further evaluation by a qualified exterminator.

15) A rodent trap was found on the property. Recommend speaking with owner about the necessity of further traps and monitoring.

16) Various elevations of main dwelling and perimeter

17) All exterior GFCI outlets were tested and functioning.

19) Many areas were not evaluated due to lack of access from stored items and/or /finished living space. These areas are excluded from the inspection.

20) The continued use of a dehumidifier is recommended. Keep the unit running constantly with a minimum setting of at least 50% relative humidity. This will help prevent "musty" smells and the formation of mold.

21) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

Two downspouts were missing extensions at the rear of the home.

22) The roof was observed to be in serviceable condition and appears to be the original roof surface from the date the home was manufactured in 2004. As such, the roof has a life span estimated from the shingle manufacturer of 25 years estimating 9-10 more years of serviceable use.

(This is not a guarantee, but merely a guide for budgeting your next replacement roof.)

The gutter system was observed to be in serviceable condition. The gutters are clean and in good overall condition.

23) The step(s) installed below the door between the garage and the house were substandard. This is a fall or trip hazard. A qualified person should repair as necessary.

The steps installed are not to proper rise heights. Recommend replacement as needed.

24) Garage outlets were GFCI protected as required by code.

25) Two keyless light fixtures in the garage ceiling were not functioning at the time of inspection. This could be something as simple as a bad bulb. Recommend further evaluation.

26) Garage door opener functioned as required and appears in serviceable conditon.

27) Some items were present in the garage at the time of inspection.

28) 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


Smoke alarm in main floor bedroom did not function properly when tested.

Smoke alarm in upstairs master bedroom was missing.

29) The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. 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.

30) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.google.com/search?q=old+smoke+alarms

31) 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

32) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.



As discussed at the time of the inspection, the current panel is full and cannot accept any more circuits. Should a new circuit or panel be needed, recommend upgrading to a 200 amp service panel. Please note that current panel should provide adequate service for electrical needs as currently in use.

33) All outlets and GFCIs were inspected in the home and observed to be in serviceable condition.

34) A 40 gallon gas power vent hot water heater is present. A power vent water heater uses a blower or fan to exhaust gases by pushing them through vent pipes that are horizontal. The primary advantage of a power vent is that the water heater can be located in any area and does not require a vertical vent or chimney.

The power supply outlet plate cover for the hot water heater is loose and should be repaired or replaced as necessary to prevent chance of fire or electric shock.

The hot water heater was observed to be in serviceable condition.

35) Location of main gas shutoff is at exterior meter.

36) Low flow was found at one or more sinks when multiple fixtures were operated at the same time. Water supply pipes may be clogged or corroded, filters may be clogged or need new cartridges, or fixtures may be clogged. Recommend that a qualified plumber evaluate and repair as necessary.

The kitchen faucet had low flow without the multiple fixture test. Recommend changing faucet, and if necessary, faucet supply lines and shut off valves to restore full water flow.

37) Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified 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 and accessible components are evaluated. Recommend the following:

• That a qualified well contractor fully evaluate the well, including a pump/flow test
• That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
• Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
• Document the current well capacity and water quality for future reference

For more information, visit:
http://www.google.com/search?q=private+well

38) A water softener system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.google.com/search?q=water+softeners
http://www.google.com/search?q=hard+water

39) A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and that the pump may need replacing soon depending on its age and how often it operates.

40) No battery backup system was found for the sump pump. If the power goes out during heavy rains, the sump pump won't be able to eliminate accumulated water. Consider installing a battery backup system for the sump pump.

41) All bath toilets, faucets and showers were observed to be in serviceable condition.
The bar sink was observed to be in serviceable condition.

42) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan 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. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

43) 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

44) The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year 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 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 or oil, 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.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

45) An improperly sized furnace filter was installed in the furnace. It was visibly too large to fit. The proper size is 16x20x1.

46) The last service date of the forced air heating/cooling system appeared to be more than 1 year 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 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

47) The gas or oil-fired forced air furnace appeared to have been serviced within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

48) Thermostat was observed to be in serviceable condition.

49) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at 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.

Although near the end of service life expectancy, furnace appears to be in good serviceable condition.

50) 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.

51) The kitchen appeared to be in good overall condition.

52) The testing of the appliances is beyond the scope of this inspection. The inspector does offer RecallChek to verify any recalls as a courtesy to the client(s). Any errors or omissions in results is not the responsibility of the inspector.

54) No access or only limited access was available to the back of the clothes washer and dryer, and to utility hook-ups located behind the appliances. The inspector normally attempts to determine the presence of a gas vs. electric power supply, the configuration of the stand pipe, whether the dryer exhaust duct is serviceable, etc. Because of the lack of access, the inspector was unable to fully evaluate and/or describe the hook-ups and appliances.

55) The areas below sink(s) at location(s) #A, B, C and D were obscured by stored items and couldn't be fully evaluated.

56) All baths, laundry room, and bar area was observed to be in serviceable condition.

57) 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.

58) Lock mechanisms on one or more windows were inoperable. This can pose a security risk. Recommend that a qualified person repair as necessary.

Rear Bedroom window lock mechanism isn't operable.

59) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.


Master bedroom window and door wall screens need replacement.

60) One or more bifold doors were off their track(s) or difficult to operate. Recommend that a qualified person repair as necessary.

Master bedroom bifold closet door is difficult to open.

61) Minor peeling of paint was observed in upstairs bedroom window opening.

62) Some exterior doors didn't have a screen door.

Front entry door does not have a storm/screen door. Recommend installing a door to aid in heating/cooling of the home.

63) General photos of the interior of the home.

65) 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 well water be tested per the client's concerns (e.g. coliforms, pH, contaminants) by a qualified lab
• 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

For more information, visit:
http://www.google.com/search?q=private+well

66) A well inspection must be performed by a specialty state licensed inspector. This type of inspection is beyond the scope of this general home inspection. If a well inspection is required, recommend contacting the State of Michigan for a list of qualified licensed inspectors.

67) At the time of this inspection, no evidence of WDOs (wood destroying organisms) was observed.