Home Inspector John, LLC
(734) 666-8488
200 W 2nd St Unit 2013
Royal Oak MI 48068-7084
Royal Oak MI 48068-7084
Inspector: John Rice, CPI
InterNACHI #13090706
Residential & Commercial Inspections
IAC2-03-1663 Certified in Mold and Radon
Residential & Commercial Inspections
IAC2-03-1663 Certified in Mold and Radon
Summary
| Client(s): | Ryan Matson, Anna Karp |
| Property address: | 15091 Western Valley Dr Holly MI 48442-1911 |
| Inspection date: | Wednesday, August 26, 2020 |
This report published on Monday, September 7, 2020 3:59:59 PM 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.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Grounds
1) A large tree at the rear of the yard has grown at an oddly angled position causing it to be at severe risk to collapse into the neighbor's property. Recommend hiring a qualified arborist or contractor to further evaluate and remedy as needed.
A large tree at the rear of the yard has grown at an oddly angled position causing it to be at severe risk to collapse into the neighbor's property. Recommend hiring a qualified arborist or contractor to further evaluate and remedy as needed.
2) An insect nest was observed in the front softening. Recommended for the revaluation and removal as needed.
An insect nest was observed in the front softening. Recommended for the revaluation and removal as needed.
3) A vinyl siding corner post was observed to be improperly installed.This is partially hidden due to the presence of tree branches. Recommend having a qualified contractor trim back the tree To earth within 6-12 " from the house and reinstall the corner post as necessary.
A vinyl siding corner post was observed to be improperly installed.This is partially hidden due to the presence of tree branches. Recommend having a qualified contractor trim back the tree To earth within 6-12 " from the house and reinstall the corner post as necessary.
4) A damage light fixture was observed on the north side of the home. Recommend hiring a qualified contractor to repair over place as needed
A damage light fixture was observed on the north side of the home. Recommend hiring a qualified contractor to repair over place as needed
5) An area of vinyl siding was observed to be loose on the north side of the home. Recommend having a qualified contractor reinstall or replace as needed as this can cause active water infiltration in the home.
An area of vinyl siding was observed to be loose on the north side of the home. Recommend having a qualified contractor reinstall or replace as needed as this can cause active water infiltration in the home.
6) One or more gates were difficult to latch and need repair.
Chain link gates on both sides of the main home were observed to be difficult to open with the latches. Recommend hiring a certified contractor to repair or replace as needed.
One or more gates were difficult to latch and need repair.Chain link gates on both sides of the main home were observed to be difficult to open with the latches. Recommend hiring a certified contractor to repair or replace as needed.
7) Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.google.com/search?q=penetrating+oil+decks
http://www.google.com/search?q=deck+maintenance
Tree branches were also observed to be in contact with the deck railing. Recommend hiring a qualified professional to trim branches as needed.
Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:http://www.google.com/search?q=penetrating+oil+decks
http://www.google.com/search?q=deck+maintenance
Tree branches were also observed to be in contact with the deck railing. Recommend hiring a qualified professional to trim branches as needed.
8) Significant amounts of debris, stored items and/or junk were found in the yard or around buildings.
Significant amounts of debris, stored items and/or junk were found in the yard or around buildings.
9) Significant cracking was located around the sewer access cover in the sidewalk. Recommend contacting the city to determine if the maintenance and repair/ replacement falls within the city of the homeowner due to the location of the sewer.
Significant cracking was located around the sewer access cover in the sidewalk. Recommend contacting the city to determine if the maintenance and repair/ replacement falls within the city of the homeowner due to the location of the sewer.
10) A section of picket fencing was placed against the porch and not properly attached.This is suspected to be set in place to make the house have more curbside appeal. Recommend removal our installation as preferred.
A section of picket fencing was placed against the porch and not properly attached.This is suspected to be set in place to make the house have more curbside appeal. Recommend removal our installation as preferred.
Exterior and Foundation
15) Some sections of siding and/or trim were split. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Some sections of siding and/or trim were split. Recommend that a qualified person repair, replace or install siding or trim as necessary.
16) 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.
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.
17) 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.
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.
18) 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.
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.
Basement
19) One light fixture is missing from the ceiling, although capped, these wires still pose a shock threat. Recommend hiring a qualified professional to either replace the light fixture or install a junction box blank cover.
One light fixture is missing from the ceiling, although capped, these wires still pose a shock threat. Recommend hiring a qualified professional to either replace the light fixture or install a junction box blank cover.
20) Some rod holes were observed to show evidence of prior leaking. Rods are used during construction of the poured in place concrete walls to secure the frames. These holes often self seal, but sometimes they will begin leaking again. Recommend further monitoring and evaluation should repair be needed.
Some rod holes were observed to show evidence of prior leaking. Rods are used during construction of the poured in place concrete walls to secure the frames. These holes often self seal, but sometimes they will begin leaking again. Recommend further monitoring and evaluation should repair be needed.
21) Sealant or water-proofing coating was found on basement walls and/or floors. This may indicate that water has infiltrated or accumulated in the basement previously. Monitor the basement for excessive moisture conditions in the future, and review any disclosure statements related to accumulated moisture in the basement. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future.
Sealant or water-proofing coating was found on basement walls and/or floors. This may indicate that water has infiltrated or accumulated in the basement previously. Monitor the basement for excessive moisture conditions in the future, and review any disclosure statements related to accumulated moisture in the basement. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future.Roof
23) 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.
Although some splash blocks are in ues, the Inspector recommends the installation of downspout extensions at least 36 inches in length as most building codes require this and do not permit the use of splash blocks.
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.Although some splash blocks are in ues, the Inspector recommends the installation of downspout extensions at least 36 inches in length as most building codes require this and do not permit the use of splash blocks.
24) 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.
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.
25) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to safety concerns about the slippery conditions, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.
Due to current rain at time of the inspection, the inspector was unable to completely
inspect the entire roof due to safety concerns. Any comments listed are as a courtesy from what could be seen during the limited inspection of the roof surfaces. However, the inspector did not notice any signs of leakage or problem areas and believes the roof to be in excellent serviceable condition with less than 5 years of service and used.
Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to safety concerns about the slippery conditions, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.Due to current rain at time of the inspection, the inspector was unable to completely
inspect the entire roof due to safety concerns. Any comments listed are as a courtesy from what could be seen during the limited inspection of the roof surfaces. However, the inspector did not notice any signs of leakage or problem areas and believes the roof to be in excellent serviceable condition with less than 5 years of service and used.
Garage or Carport
26) The inspector observed paint and other chemicals left behind in the garage by the current owner. Chemicals, such as paint, cannot be thrown directly into trash for pick up. Although disposal of these chemicals is the current owner's responsibility, the inspector recommends contacting the city's public works department to inquire as to proper disposal techniques per city regulations should these be left behind.
The inspector observed paint and other chemicals left behind in the garage by the current owner. Chemicals, such as paint, cannot be thrown directly into trash for pick up. Although disposal of these chemicals is the current owner's responsibility, the inspector recommends contacting the city's public works department to inquire as to proper disposal techniques per city regulations should these be left behind.
27) 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.
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.
Electric
29) 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
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
30) One or more cover plates installed outside were loose and/or damaged. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
Location: front porch.
One or more cover plates installed outside were loose and/or damaged. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.Location: front porch.
31) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified electrician repair per standard building practices.
The front porch exterior outlet cover plate was observed to be loose and the outlet was tested and found to be non-functioning.
One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified electrician repair per standard building practices.The front porch exterior outlet cover plate was observed to be loose and the outlet was tested and found to be non-functioning.
32) One or more light fixtures were missing. Recommend that a qualified electrician repair or replace light fixtures as necessary.
Light fixture missing in stairwell to second floor.
One or more light fixtures were missing. Recommend that a qualified electrician repair or replace light fixtures as necessary.Light fixture missing in stairwell to second floor.
33) The main electrical service panel was observed to be in excellent serviceable condition.
The main electrical service panel was observed to be in excellent serviceable condition.
Plumbing / Fuel Systems
35) The sump pump appeared to be inoperable. Water may accumulate in the building substructure during periods of heavy rain. Recommend that a qualified contractor evaluate and repair or replace the sump pump as necessary.
The sump pump appeared to be inoperable. Water may accumulate in the building substructure during periods of heavy rain. Recommend that a qualified contractor evaluate and repair or replace the sump pump as necessary.
36) The sump pump discharge pipe was routed so that it drained close to the foundation. Prolonged, high levels of moisture in soil can cause foundation settlement and failure. If drainage is near a crawl space or basement, water can accumulate in these spaces. Recommend that a qualified contractor repair as necessary so the discharge pipe terminates well away from the foundation and to soil that is sloping down and away from the foundation.
The sump pump discharge pipe was routed so that it drained close to the foundation. Prolonged, high levels of moisture in soil can cause foundation settlement and failure. If drainage is near a crawl space or basement, water can accumulate in these spaces. Recommend that a qualified contractor repair as necessary so the discharge pipe terminates well away from the foundation and to soil that is sloping down and away from the foundation.
37) 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.
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.
38) The main water shutoff is located at the meter in the basement.
The main water shutoff is located at the meter in the basement.
39) The main gas shut off is located at the gas meter on the east side of the house exterior
The main gas shut off is located at the gas meter on the east side of the house exterior
Water Heater
40) The hot water heater was observed to be in excellent serviceable condition.
The hot water heater was observed to be in excellent serviceable condition.
Heating, Ventilation and Air Condition (HVAC)
41) 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
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
42) Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.
Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.
43) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be 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.
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be 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.
44) The HVAC ducts and return grills appeared to be in need of cleaning. Recommend hiring a qualified professional to clean the duct system as needed
The HVAC ducts and return grills appeared to be in need of cleaning. Recommend hiring a qualified professional to clean the duct system as needed
45) 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.
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.
46) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be 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.
The furnace was manufactured the 11th week of year 1998. This does not reflect the install date, but units are usually installed within 1 year of manufacture.
The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be 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.The furnace was manufactured the 11th week of year 1998. This does not reflect the install date, but units are usually installed within 1 year of manufacture.
47) The thermostat was observe to be in serviceable condition.
The thermostat was observe to be in serviceable condition.
Fireplaces, Stoves, Chimneys and Flues
48) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
Kitchen
49) The kitchen and it's appliances were observed to be in serviceable condition.
The kitchen and it's appliances were observed to be in serviceable condition.
Bathrooms, Laundry and Sinks
50) The bathrooms and laundry area worms have to be in serviceable conditionThe bathrooms and laundry area were observe to be in serviceable condition.
The bathrooms and laundry area worms have to be in serviceable conditionThe bathrooms and laundry area were observe to be in serviceable condition.
51) The laundry area has both electric and gas connections for the dryer.
The laundry area has both electric and gas connections for the dryer.
Interior, Doors and Windows
52) The closet shelf in the bedroom has a bracket that is loose and needs repair. Recommend having qualified contractor evaluate repair and/ or replace as needed.
The closet shelf in the bedroom has a bracket that is loose and needs repair. Recommend having qualified contractor evaluate repair and/ or replace as needed.
53) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Location:front bedroom
One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.Location:front bedroom
54) Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
Recall Chek
56) No appliances were reported to have any recalls at this time.
No appliances were reported to have any recalls at this time.