Inspection Report. 123 Main St Your Town, Michigan 48000

Transcription

1 Inspection Report Your Town, Michigan Prepared for: Prepared by: Pine Lake Forest Ct Linden, Michigan 48451

2 Page 1 of 16 Table of Contents General Information 2 Recipt 3 Lots and Grounds 4 Exterior 4 Roof 5 Garage/Carport 6 Structure 6 Basement 6 Heating System 7 Plumbing 8 Electrical 8 Air Conditioning 9 Laundry Room 10 Attic 10 Living Space 11 Fireplace/Wood Stove 11 Kitchen 11 Bedroom 12 Bathroom 12 Summary 14

3 Page 2 of 16 General Information Property Address: City: Your Town State: Michigan Zip: Contact Name: Mr John Realtor Phone: Client Name: Client Address: State Rd City: Old Town State: Michigan Zip: Phone: your @website.com Inspector Name Gary LaVigne Company Name Company Address: Pine Lake Forest Ct Company City: Linden State: Michigan Zip: Company Phone: (810) Company glavigne@highergroundinsp.com Property Information Client Information Inspection Company Conditions Others Present: Buyer's Agent and Buyer Property Occupied: Occupied Estimated Age: 25 years Entrance Faces: South Inspection Date: Start Time: 1:30 PM End Time: 4:30 PM Electric On Yes Gas/Oil On Yes Water On Yes Temperature: 74 Weather: Partly cloudy Soil Conditions: Dry Space Below Grade: Basement Building Type: Single family Garage: Attached Sewage Disposal: City How Verified: Visual Inspection Water Source: Well How Verified: Visual Inspection

4 Page 3 of 16 Recipt Inspector Name: Gary LaVigne Company Name: Address: Pine Lake Forest Ct City State Zip: Linden, Michigan Client Name: Address: State Rd City, State Zip: Old Town, Michigan Property Address: City State Zip: Your Town, Michigan Service Rendered: Home Inspection and Water Test Paid in Full: Yes Home Inspection Fee: $ Water Testing Fee: $125 Method of Payment: Check Amount Received $ Thank you for choosing to perform your Home Inspection.

5 Page 4 of 16 Lots and Grounds Driveway: Concrete - Spalling in the garage is noted. Spalling concrete is concrete that has broken up, flaked, or become pitted. This is usually the result of a combination of poor installation and environmental factors that stress the concrete, causing it to become damaged. This condition is usually a cosmetic concern. Walks: Concrete - Trip hazard, There is an area of the front sidewalk that have settled. The offset walkway causes a trip hazard., A qualified contractor is recommended to evaluate and repair. Steps/Stoops: Concrete Porch: Concrete Patio: Paver Deck: Treated wood Grading: Fences: Wood Lawn Sprinklers: Front and back yard Exterior Our exterior evaluation is visual in nature and is based on our experience and understanding of common building methods and materials. Our review does not take into consideration the normal wear associated with virtually all properties. Exterior surfaces should be kept well painted, stained, or sealed to prevent deterioration. Grading and adjacent surfaces should be maintained and pitched away from the foundation to reduce the chances of water infiltration. Minor settlement or hairline cracks in drives, walks or even foundations are are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. Entire Exterior Surface Type: Aluminum siding, Brick veneer Trim: Aluminum Fascia: Aluminum Soffits: Aluminum Door Bell: Hard wired Entry Doors: Metal, Leaded Glass Patio Door: Vinyl sliding Windows: Vinyl casement Basement Windows: Steel casement, Non-opening Exterior Lighting: Surface mount Exterior Electric Outlets: 110 VAC - Non-GFCI outlet, I recommend a qualified electrician evaluate and correct. Hose Bibs: Gate Gas Meter: Exterior surface mount at side of home Main Gas Valve: Located at gas meter

6 Page 5 of 16 Roof Our evaluation of the roof is to determine if surface areas are missing and/or damaged and therefore subject to possible leaking. This is an inspection of the roof covering only and not the roofing system. Portions of the roof, including underlayment, decking and some flashing are hidden from view and cannot be evaluated by our visual inspection. In addition, it is not possible to detect a leaking roof unless under certain conditions; therefore, our review is not a guarantee against roof leaks or a certification. Some areas are not visible when we are unable to mount the roof due to weather conditions, height, pitch, etc. Areas most vulnerable to leaks are low slope areas, areas pitched towards walls, through-roof projections (chimneys, vents, skylights, etc.) roof slopes that change pitch or direction, and intersecting roof/wall lines. Flashing and shingle defects can cause hidden leaks and deterioration and should be immediately addressed. We advise qualified contractor estimates and review of the full roof system when defects are reported. Factors such as shingle quality, weather, ventilation, and installation methods can affect wear rate. As maintenance can be needed at any time, roofs should be professionally inspected annually. Main Roof Surface Method of Inspection: On roof Material: Asphalt shingle Type: Hip, Gable Approximate Age: 25 yrs Flashing: Aluminum Valleys: Asphalt shingle, Closed cut Plumbing Vents: PVC Electrical Mast: Underground utilities Gutters: Aluminum Downspouts: Aluminum Leader/Extension: Aluminum - Leaders do not extend 6 feet beyond the foundation perimeter, The home had missing downspout extension(s) designed to discharge roof drainage 6' away from the foundation missing at the time of the inspection. This condition can result in excessively high moisture levels in soil at the foundation and can cause damage related to soil/foundation movement. Excessive moisture levels in soil near the foundation can effect the ability of the soil to support the weight of the structure above, and can cause damage related to soil/foundation movement. I recommended that the downspout extension(s) be added by a qualified contractor. North Chimney Chimney: Aluminum siding & frame covered 3 wall pipe Flue/Flue Cap: Metal Chimney Flashing: Metal

7 Page 6 of 16 Garage/Carport Attached Garage Type of Structure: Attached Car Spaces: 2 Garage Doors: Insulated aluminum Door Operation: Mechanized Door Opener: Chamberlain Service Doors: Metal Floor/Foundation: Poured concrete Electrical: 110 VAC - A licensed electrician is recommended to evaluate and estimate repairs Stairs: Missing handrail - The inspected staircase had 4 or more risers with no handrail installed. This condition is a potential fall hazard. In order to comply with generally-accepted current standards which require a handrail at staircases with 4 or more risers, this staircase would need a handrail installed. I recommend that a handrail be installed that complies with modern safety standards using a qualified contractor. Missing Handrail Structure Structure Type: Wood frame Foundation: Poured Differential Movement: No movement or displacement noted Beams: Steel I-Beam Bearing Walls: Frame Piers/Posts: Steel posts Floor/Slab: Poured slab Stairs/Handrails: Wood stairs with wood handrails Subfloor: Composite manufactured materials Basement Any below-grade space can leak, even areas that have been dry in prior years. While we look for evidence of leaking, we may not be able to determine if leaks exist or existed and cannot predict future water infiltration. Some water activity occurs only under certain circumstances and can only be identified at the actual time of occurrence. We cannot guarantee that the property is free from any water penetration, regardless of which system or component of the property is inspected. The Client understands that HGHI will use its best efforts, in accordance with ASHI standards of practice, to determine, based solely on visible conditions at the time of the inspection, whether there are ongoing water penetration issues at the property. The Client should review the sellers disclosure to see whether the property has been subject to water penetration at any time prior to purchase by the Client, the source and extent of the water penetration, and whether any efforts or corrections were made to correct water penetration problems. We cannot certify the basement against future water infiltration. Some cracking of walls and floors is common and whenever cracks are present, a possibility of future leaking exists. Most wall cracks are relatively easy to repair from the inside. Cracks should be monitored for future seepage or change in the size of the cracks, which would indicate a need for further evaluation. Back-up sump systems are advised to reduce the opportunity for flooding during a power outage or main pump failure. The chance of leakage increased when adjacent surfaces are not pitched away from the home and when roof drainage is within several feet of the foundation. These issues should be addressed as soon as possible. Signs of possible water infiltration include mold/mildew, stains on walls, loose flooring, musty odors, warped paneling and efflorescence. If freshly painted walls are present, we suggest you inquire of the seller/occupants if any staining or other leak evidence existed before painting. Moisture in a crawlspace can promote wood decay, therefore crawlspaces should be adequately ventilated and vents should be left open year round.

8 Page 7 of 16 Basement (Continued) Main Basement Ceiling: Exposed framing Walls: Concrete - Moderate amounts of efflorescence was visible at some of the interior surfaces of the foundation walls. Efflorescence is a white, powdery residue left by moisture seeping through the foundation wall and its presence indicates high moisture levels in soil near the foundation. Excessively high moisture levels in soil supporting the foundation can cause various structural problems related to soil movement. The source of moisture should be identified and the condition corrected. Floor: Poured Floor Drain: Surface drain Windows: Steel frame, Non-opening Electrical: 110 VAC outlets and lighting circuits - Basement outlets are not GFCI protected., A licensed electrician is recommended to evaluate and estimate repairs HVAC Source: Heating system register Vapor Barrier: Not Visible Insulation: Batting Ventilation: Vents Sump Pump: Submerged Basement Stairs/Railings: Wood stairs with wood handrails Heating System Heat exchangers are not fully inspected. On high and mid-range efficiency units, they cannot be seen. On older furnaces and standard efficiency units, only 10% of the heat exchanger is visible. HGHI will make every effort to report any issues observed or suspected. HGHI cannot warrant that the heating and/or the air conditioning systems present at the time of the inspection adequately distribute heat or air conditioning throughout the building. The Client should inquire of the seller as to the adequacy of heat and air conditioning distribution prior to finalizing your sales agreement. Basement Heating System Heating System Operation: Adequate Manufacturer: Bryant Model Number: ABG Serial Number: Type: Forced air Capacity: 100,000 BTUHR Area Served: Whole building Approximate Age: 25 yrs Fuel Type: Natural gas Heat Exchanger: 4 Burner Blower Fan/Filter: Direct drive with disposable filter Distribution: Metal duct Thermostats: Programmable Suspected Asbestos: No

9 Page 8 of 16 Plumbing Only visible plumbing is inspected. Plumbing under concrete slabs, hidden in walls, or buried under ground cannot be inspected. Shut off valves are not operated at inspections. Valves will often leak when operated after not being operated for long periods of time. Service Line: Polybutelene Main Water Shutoff: Basement Water Lines: Copper Drain Pipes: PVC Service Caps: Accessible Vent Pipes: PVC Gas Service Lines: Cast iron Basement Water Heater Water Heater Operation: Adequate Manufacturer: Bradford-White Model Number: Mod Serial Number: Type: Natural gas Capacity: 50 Gal. Approximate Age: 25 yrs Area Served: Whole building Flue Pipe: PVC TPRV and Drain Tube: Copper Electrical Our electrical inspection meets ASHI standards of practice and is done by sampling visibly accessible wiring and fixtures. Determining the actual capacity of the system requires load calculations, which are not within the scope of this report. Underground circuits and concealed components of the system are not inspected. While age is one factor, most homes have electrical issues created by amateur electricians. We do not move belongings and do not examine every fixture, outlet, wiring run, etc., nor do we remove insulation, or wall coverings. Covers are not removed, with the exception of the cover of the main electrical panel, when this can be done safely and without risking damage to finish. Much of the wiring in the home is not visible and not reviewed. Once the current occupants belongings have been removed, its a good idea to check all outlets with a tester and to look inside cabinets, closets and other obstructed areas before moving in your own belongings. We use a standard electrical tester to check a sample of outlets. While the tester is generally reliable, it can be fooled by certain improper wiring practices, which we cannot detect during a general home inspection. The electrical system inspection is not a code inspection. Codes change on a regular basis and compliance would require regular updates by a licensed electrician. This should not be viewed as a pass/fail inspection. Because electrical defects are safety concerns, we advise the use of a qualified licensed electrician for cost estimates, repairs and upgrades, prior to close. Modern standards require GFCI protected outlets at all exterior, garage, bathroom, unfinished basement, crawl space, attic, and all kitchen counter top outlets. Service Size Amps: 200 Volts: VAC Service: Aluminum - The use of Aluminum service cable is normal in this area. 120 VAC Branch Circuits: Copper 240 VAC Branch Circuits: Copper Conductor Type: Non-metallic sheathed cable Ground: Plumbing and rod in ground Residence Outlets & Fixtures A representative sampling of outlets and light fixtures were tested. If any issues were determined, they would be listed under the category where the issue is. Residence GFCI Outlets Current standards require GFCI outlets at all exterior, garage, bathroom, kitchen counter top outlets, unfinished basement, crawl space and attic areas. If an issues are determined, they would be listed under the appropriate category.

10 Page 9 of 16 Electrical (Continued) Basement Electric Panel Manufacturer: Square D Maximum Capacity: 200 Amps Main Breaker Size: 200 Amps Breakers: Copper - Double taps are present at breakers. These circuits need to be moved to their own circuit breaker and cannot share a breaker. It is recommended that a qualified electrician inspect the new circuits and properly connect the new circuits to an individual breaker for each circuit Is the panel bonded? Yes Air Conditioning Air conditioners can be damaged if operated in temperatures below 60 degrees or immediately after a cold night. Additionally, some units can be damaged if operated when the breaker or fuses have not been on for at least 12 hours. We do not test units in cold weather nor do we test units that have no power at time of inspection. Air conditioners should be kept clean and free of debris. Dirty air conditioners and those with restricted air flow because of fan damage, vegetation, etc. can wear out quickly. Winter covers can accelerate corrosion and should not be used unless approved by the manufacturer. Rear of House AC System A/C System Operation: Functional Condensate Removal: PVC Exterior Unit: Pad mounted Manufacturer: Bryant Model Number: MOD Serial Number: Area Served: Whole building Approximate Age: 25 yrs Fuel Type: 220 VAC Temperature Differential: Type: Central A/C Capacity: 2 Ton Refrigerant Lines: Low pressure and high pressure Electrical Disconnect: Breaker disconnect Exposed Ductwork: Shared with HVAC System Blower Fan/Filters: Shared with HVAC system Thermostats: Programmable

11 Page 10 of 16 Laundry Room 1st Floor Laundry Room/Area Windows: Vinyl casement Electrical: 110 VAC GFCI outlets and lighting circuits HVAC Source: Heating system register Laundry Tub: Metal Laundry Tub Drain: PVC Washer Hose Bib: Gate valves Washer and Dryer Electrical: VAC Dryer Vent: Metal flex - The dryer vent was kinked and/or crushed where it exited the back of the dryer. Space limitations made proper venting difficult. This condition creates a restriction in dryer exhaust that can result in lint accumulation or vent blockage, both of which are potential fire hazards. Restricted exhaust venting can also cause dryer overheating the can shorten the expected long-term service life of the dryer. Special hardware is available that is designed to allow proper venting in areas with space limitations. Inspector recommends installation of hardware that will not restrict dryer exhaust air flow. All work should be performed by a qualified contractor. Washer Drain: Drains to laundry tub Floor Drain: Surface drain Attic Attics without flooring are not walked in for safety reasons. Insulation depths often hide the tops of attic floor joists and create fall risks. Inspections are limited to what is visible from the attic access hatch. Cathedral ceilings and half story second floors also seriously limit inspections of attics. Main Attic Method of Inspection: From the attic access Roof Framing: 2x10 Truss Sheathing: Dimensional wood Ventilation: Gable, roof and soffit vents Insulation: Cellulose Insulation Depth: 10" - 12" Vapor Barrier: Not visible

12 Page 11 of 16 Living Space Family Room Living Space Ceiling: Paint Walls: Paint Floor: Oak Windows: Two Vinyl garden windows, Vinyl casement Electrical: 110 VAC outlets and lighting circuits HVAC Source: Heating system register Smoke/Carbon Detector: Hard wired with battery back up Sun Room Living Space Ceiling: Insulated aluminum Walls: Insulated Aluminum Floor: Concrete, Carpet Doors: Vinyl sliding doorwall Windows: Aluminum slider Electrical: 110 VAC GFCI Fireplace/Wood Stove Family Room Fireplace Fireplace Construction: Factory built sealed combustion, direct vent Type: Gas log Smoke Chamber: Metal Flue: Metal Damper: None Hearth: Flush mounted Kitchen 1st Floor Kitchen Disposal: In-Sinkerator Dishwasher: Whirlpool Air Gap Present? No Refrigerator: Whirlpool Microwave: Whirlpool Sink: Swanstone Electrical: 110 VAC outlets and lighting circuits Plumbing/Fixtures: PVC - The sink drains slowly. The trap may be clogged., A qualified plumber is recommended to evaluate and repair. Counter Tops: Granite Cabinets: Cherry Pantry: Small & Walk-in Ceiling: Paint Walls: Paint Floor:

13 Page 12 of 16 Kitchen (Continued) HVAC Source: Heating system register Bedroom 1st Floor Master Bedroom Closet: Walk In Ceiling: Paint Walls: Paint Floor: Carpet Doors: Hollow wood Windows: Vinyl casement - Window has fogging between the layers of glass, Condensation and stains visible on the glass of a double-pane window in the Master Bedroom indicated a loss of thermal integrity. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to discuss options and costs for repair or replacement. Replacement is more common. Electrical: 110 VAC outlets and lighting circuits HVAC Source: Heating system register Bedroom #2 Bedroom Closet: Double Door Closet Ceiling: Paint Walls: Paint Floor: Carpet Doors: Hollow wood Windows: Vinyl casement Electrical: 110 VAC HVAC Source: Heating system register Bathroom Master Bathroom Closet: Double Door Closet Ceiling: Paint Walls: Paint Floor: Ceramic tile Doors: Hollow wood Windows: Vinyl casement Electrical: 110 VAC outlets and lighting circuits Counter/Cabinet: Laminate and wood Sink/Basin: Single bowl sink Faucets/Traps: Fixtures with a PVC trap Tub/Surround: Fiberglass tub and ceramic tile surround Shower/Surround: Fiberglass pan and ceramic tile surround Toilets: Porcelain tank and bowl HVAC Source: Heating system register Ventilation: Electric ventilation fan and window

14 Page 13 of 16 Bathroom (Continued) 1st floor main Half Bathroom Closet: Single Electrical: 110 VAC outlets and lighting circuits - No Ground Fault Circuit Interrupter (GFCI) protection was provided for Kitchen electrical outlets located within 6 feet of a plumbing fixture. The Inspector recommends installation of ground fault circuit GFCI protection as a safety precaution., I recommend an evaluation by a licensed electrician Counter/Cabinet: Composite and wood Sink/Basin: Porcelain Faucets/Traps: Fixtures with a PVC trap Toilets: Porcelain tank and bowl HVAC Source: Heating system register Ventilation: Electric ventilation fan and window

15 Page 14 of 16 Summary The following is a summary of the inspector's findings during this inspection. These are items that were determined by the inspector as being worthy of further attention, investigation, or improvement. Some of these conditions are of such a nature as to require repair or modification by a skilled craftsman, or a qualified/licensed contractor. Others can be easily handled by a homeowner. Summary items in "GREEN' print are MARGINAL issues. Marginal issues are systems/items in or around the home that do not meet Defective issue criteria. However, they are highly recommended to correct or be replaced by a qualified contractor. Summary items in "BLUE" print are items found to be SAFETY CONCERNS. These findings are highly recommended to correct to maintain a safe home. The findings in "RED" print are DEFECTIVE issues. These systems and/or components are no longer functional and they are recommended to be evaluated by a qualified/licensed contractor for evaluation, estimate of repairs, replacement, or correction. Although the summary is a good tool for the Real Estate transaction, it is recommended that you read through the main body of the report as soon as possible. The body of the report will include a complete listing of the defects and deficiencies found, photos, more in-depth information on the systems and components of the home, the details and limitations of the inspection, and maintenance tips specific to the home. In listing these summary items, your inspector is not offering any opinion as to who, among the parties of this transaction, should take responsibility for the addressing any of the concerns. As with most other facets of your transactions, we recommend consultation with your Real Estate Professional. Lots and Grounds 1. Walks: Concrete - Trip hazard, There is an area of the front sidewalk that have settled. The offset walkway causes a trip hazard., A qualified contractor is recommended to evaluate and repair. Exterior 2. Exterior Electric Outlets: 110 VAC - Non-GFCI outlet, I recommend a qualified electrician evaluate and correct. Roof 3. Leader/Extension: Aluminum - Leaders do not extend 6 feet beyond the foundation perimeter, The home had missing downspout extension(s) designed to discharge roof drainage 6' away from the foundation missing at the time of the inspection. This condition can result in excessively high moisture levels in soil at the foundation and can cause damage related to soil/foundation movement. Excessive moisture levels in soil near the foundation can effect the ability of the soil to support the weight of the structure above, and can cause damage related to soil/foundation movement. I recommended that the downspout extension(s) be added by a qualified contractor.

16 Page 15 of 16 Summary (Continued) Garage/Carport 4. Attached Garage Electrical: 110 VAC - A licensed electrician is recommended to evaluate and estimate repairs 5. Attached Garage Stairs: Missing handrail - The inspected staircase had 4 or more risers with no handrail installed. This condition is a potential fall hazard. In order to comply with generally-accepted current standards which require a handrail at staircases with 4 or more risers, this staircase would need a handrail installed. I recommend that a handrail be installed that complies with modern safety standards using a qualified contractor. Basement Missing Handrail 6. Main Basement Walls: Concrete - Moderate amounts of efflorescence was visible at some of the interior surfaces of the foundation walls. Efflorescence is a white, powdery residue left by moisture seeping through the foundation wall and its presence indicates high moisture levels in soil near the foundation. Excessively high moisture levels in soil supporting the foundation can cause various structural problems related to soil movement. The source of moisture should be identified and the condition corrected. 7. Main Basement Electrical: 110 VAC outlets and lighting circuits - Basement outlets are not GFCI protected., A licensed electrician is recommended to evaluate and estimate repairs Electrical 8. Basement Electric Panel Breakers: Copper - Double taps are present at breakers. These circuits need to be moved to their own circuit breaker and cannot share a breaker. It is recommended that a qualified electrician inspect the new circuits and properly connect the new circuits to an individual breaker for each circuit Laundry Room 9. 1st Floor Laundry Room/Area Dryer Vent: Metal flex - The dryer vent was kinked and/or crushed where it exited the back of the dryer. Space limitations made proper venting difficult. This condition creates a restriction in dryer exhaust that can result in lint accumulation or vent blockage, both of which are potential fire hazards. Restricted exhaust venting can also cause dryer overheating the can shorten the expected long-term service life of the dryer. Special hardware is available that is designed to allow proper venting in areas with space limitations. Inspector recommends installation of hardware that will not restrict dryer exhaust air flow. All work should be performed by a qualified contractor. Kitchen 10. 1st Floor Kitchen Plumbing/Fixtures: PVC - The sink drains slowly. The trap may be clogged., A qualified plumber is recommended to evaluate and repair.

17 Page 16 of 16 Summary (Continued) Bedroom 11. 1st Floor Master Bedroom Windows: Vinyl casement - Window has fogging between the layers of glass, Condensation and stains visible on the glass of a double-pane window in the Master Bedroom indicated a loss of thermal integrity. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to discuss options and costs for repair or replacement. Replacement is more common. Bathroom 12. 1st floor main Half Bathroom Electrical: 110 VAC outlets and lighting circuits - No Ground Fault Circuit Interrupter (GFCI) protection was provided for Kitchen electrical outlets located within 6 feet of a plumbing fixture. The Inspector recommends installation of ground fault circuit GFCI protection as a safety precaution., I recommend an evaluation by a licensed electrician