InterNACHI #13090706 Residential & Commercial Inspections IAC2-03-1663 Certified in Mold and Radon
Property Inspection Report
Client(s):
Detre Holloway
Property address:
8106 Littlefield St Detroit MI 48228
Inspection date:
Monday, August 31, 2020
This report published on Thursday, September 3, 2020 5:56:08 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. 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:
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
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Comment
For your information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Present during inspection: Client, Property owner, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cool
Payment method: Cash
Type of building: Single family, Detached garage
Buildings inspected: One house, One detached garage
Number of residential units inspected: 1
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: Yes, Furniture or stored items were present
Source for additions and modifications: Municipal records
1) Microbial growths were found at one or more locations in the basement. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit: http://www.cdc.gov/mold/ http://www.epa.gov/mold/
This was located in the cellar. Recommend treating substance as mold and mediating accordingly. Cost estimate: $50
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2) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: http://www.epa.gov http://www.cpsc.gov http://www.cdc.gov
3) Many areas and items at this property were obscured by furniture and/or stored items. 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: Appeared serviceable
Fence and gate material: Chain link
Site profile: Level
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Concrete
4) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair or replace as necessary.
The cost of repair will vary based on method. This could range from hundreds to thousands in labor and materia.
Current rate of replacement is approximately $4.25/sqft. Estimated replacement costs $10,000- $12,000 for entire driveway.
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5) Some exterior stairs were obscured by carpeting and couldn't be fully evaluated.
Exterior and Foundation- Section cost estimate: $400
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: Solid brick (not veneer)
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
6) The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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7) 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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8) 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.
Peeling paint was observed on the east side of garage exterior. Cost estimate: $400
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9) [Some!Many] exterior wall sections were obscured by vegetation and couldn't be fully evaluated. They are excluded from this inspection.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Pier or support post material: Steel
Beam material: Steel
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
10) Many areas were not evaluated due to lack of access from stored items. These areas are excluded from the inspection.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
11) One or more downspouts were damaged. 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.
Two downspout extensions on garage were damaged and need replacement One downspout was missing an extension Cost estimate: $50
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12) Significant amounts of debris have accumulated in one or more gutters or downspouts. 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. Recommend cleaning gutters and downspouts now and as necessary in the future.
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13) The roof was replaced within the last 5 years according to comments made by current owner.The roof on both the house and garage appeared to be in excellent serviceable condition.
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: Traversed
Location of attic access point #A: Hallway, second floor
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents
14) The attic was observe to be in excellent serviceable condition.
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: Required repair, replacement and/or evaluation (see comments below)
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): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Required repair, replacement and/or evaluation (see comments below)
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
Roof inspection method: Traversed
Roof type: Hipped
Roof surface material: Asphalt or fiberglass composition shingles
15) floor areas were obscured by vehicles and couldn't be fully evaluated.
Garage floor was observed to have large cracking that needs to be further evaluated and repaired or replaced as necessary. Estimated cost of replacement 1600-2000 dollars.
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16) 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.
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17) 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.
18) One or more exterior entry doors locked. The inspector was unable to operate or fully evaluate the door(s) as a result.
Rear garage entry door had double cylinder lock with no key available.
Photo 18-1
19) The garage were obscured by stored items and/or vehicle(s). In general, the inspector does not move personal belongings or debris. All areas or items that are obscured, concealed or not readily accessible are excluded from this inspection. The client should be aware that when stored items, vehicle(s) and/or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
20) The sidewalk on the west side of the garage has settled over the years due to suspected water Drainage from improperly install down spout. Recommend further evaluation by certified contractor specializing in concrete leveling.
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21) The vinyl siding on the garage was observed to be in need of powerwashing.
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: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 2
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: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
22) 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
23) Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently.
The rear sunroom was observed to have no permanent outlets wired for service. An extension cord was hard wired into the rear light fixture which is a major fire hazard. Recommend removing the extension cord and installing a permanent outlet(s) for this area.
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24) 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
25) 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
26) Some smoke alarms were present in the dwelling, recommend referring to previous comment for placement locations.
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27) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
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28) 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.
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29) Exterior outlets were tested and found to be in serviceable condition.
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30) Location of main electric service.
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31) All 3 prong outlets were tested and observed to be functional. 2 prong outlets do not require testing.
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:
Location of main water meter: By sidewalk in front of house
Location of main water shut-off: Basement
Water service: Public
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Location(s) of plumbing clean-outs: Basement
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
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter
32) One or more leaks were found in water supply pipes or fittings. A qualified plumber should evaluate and repair as necessary.
The fittings that lead to the laundry tub faucet were observe to be leaking. Recommend hiring a qualified professional to repair or replace faucet and fittings as necessary.
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33) One or more leaks were found in drain pipes or fittings. A qualified plumber should evaluate and repair as necessary.
The p trap in the laundry tub was observed to be leaking. Recommend hiring qualified professional to repair or replace as needed. Cost estimate: $75
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34) One or more hose bibs (outside faucets) were not the "frost-free" design, and are more likely to freeze during cold weather than frost-free hose bibs. Recommend that a qualified plumber upgrade these with frost-free hose bibs to prevent freezing, pipes bursting, flooding and possible water damage. Cost estimate: $50
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35) Both toilets in the home where observed to have damaged till valves.Recommend hiring a qualified contractor to repair or replace as needed.
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36) The kitchen sink and both bathroom vanities had personal items stored limiting the visibility of the inspection. Although no leaks or other problem areas were observed, it is recommended that further evaluation be completed after items are removed.
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37) The gas meter is located in the basement.Recommending contacting gas company to discuss moving to an exterior location.
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38) Drywall repair was observed in the powder room. According to the owner, plumbing repairs were performed on the upstairs bathroom toilet.
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39) A galvanized elbow fitting is used at water meter location. This metal will react to the copper piping.Recommend hiring a qualified professional to change fitting to a non conducive metal such as copper or Brass.
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
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Manufacturer: A.O. Smith
Location of water heater: Basement
Hot water temperature tested: No
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
40) The hot water heater was observe to be in excellent serviceable condition.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Near, at or beyond service life
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Lennox
Location of forced air furnace: Basement
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Packaged unit
41) 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.
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42) 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.
43) 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.
Photo 43-1
44) 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.
Although 50 years old, this Unit appears to be in serviceable condition.Recommend budgeting for immediate replacement.
45) The thermostat was observe to be in serviceable condition.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Masonry
Fan or blower installed in wood-burning fireplace or stove: No
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Masonry
46) The fire place appeared to be in serviceable condition
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.
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: Powder room
Location #B: 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: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Not determined
49) The toilet fill valve or float mechanism in the toilet at location(s) #A and B did not operate properly or was inoperable. Recommend that a qualified person repair as necessary. Cost estimate: $30
50) The areas below sink(s) at location(s) #A and B were obscured by stored items and couldn't be fully evaluated.
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: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Double-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
51) Basement stairs were weak and need bracing, recommend hiring a qualified professional to further evaluate and repair or replace as needed.
Photo 51-1
52) 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.
Photo 52-1 Photo 52-2
53) 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.
54) Weatherstripping around one or more exterior doors was deteriorated. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.
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: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: No
Thank you for choosing me, Home Inspector John, to perform you 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