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Website: http://www.bestinspection.us
Email: shawn@bestinspection.us
Inspector's email: shawn@bestinspection.us
Phone: (231) 313-8047
Inspector's phone: (231) 313-8047
1030 Rose St 
Traverse City MI 49686-4233
Inspector: Shawn Ross

  

Full Home Inspection Report

Client(s):  Debbie Harris
Property address:  Ivy Terrace
115 East 8th Street
Unit 16
Traverse City Michigan 49686
Inspection date:  Wednesday, September 13, 2017

This report published on Wednesday, September 13, 2017 12:44:13 PM EDT

This report is the exclusive property of Shawn Ross, CPI of Best Inspection and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

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:
SafetyPoses a safety hazard
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
ServiceableItem or component is in servicable condition
CommentFor 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 http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds and Exterior
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 2017091301
Time started: 10:00am
Time finished: 11:30a
Present during inspection: Property owner, Michelle Schmaltz, Shawn Ross
Client present for discussion at end of inspection: No
Inspector: Shawn Ross
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool, 64°
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cool, 45°
Inspection fee: $285.00
Payment method: Credit card
Age of main building: 2
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: North
Occupied: Yes

1) Repair/Replace - The residential dwelling unit appeared to be part of a complex that is managed and maintained by a "Home Owners" or "Condo" association. This inspection is limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to:
  • The building site condition, structural stability, drainage systems and insulation
  • All exterior surfaces, materials and structure
  • All roof surfaces, materials and structure
  • All attic spaces
  • The building foundation, floor substructure and all spaces below, such as basements and/or crawl spaces
  • All stairs, landings, porches, hallways, walks and balconies, elevators, utility metering, parking stalls/ports
  • All decks, patios, pools, spas, recreational areas/equipment
  • All common areas on the property
Any comments regarding these items in this report have been made as a courtesy only. Consult with the Home Owner's or Condo Association regarding these items.

2) Comment - Some 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.
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Grounds and Exterior
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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: Metal

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms 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: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 100
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
Smoke alarm power source(s): Hard wired

3) Safety, Repair/Replace - Receptacle boxes were loose in southwest bedroom and the bathroom. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.
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4) Serviceable - Electrical main shut off is located at the northwest side of the building.
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Plumbing / Fuel Systems
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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.
Location of main water shut-off: In hall closet
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic
Condition of drain pipes: Appeared serviceable, Not determined (inaccessible, obscured, or water service off)
Drain pipe material: Plastic
Condition of waste lines: Not determined (inaccessible, obscured, or water service off)
Waste pipe material: Not determined (inaccessible or obscured)
Location(s) of plumbing clean-outs: Not determined (obscured, inaccessible or none found)
Sewage ejector pump installed: None visible
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter

5) Evaluate - A fire suppression system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.
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6) Serviceable - Water main shut off is located in the mechanical closet in front of the water heater.
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7) - Natural gas main exterior shut off.
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Water Heater
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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: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Model number: M250T6DS-1NCWW
Serial number: LA33889913 D/N:
Location of water heater: Closet
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 154°

8) Safety - The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD
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9) Repair/Replace, Evaluate - A minor amount of rust was found at the supply pipes. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
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10) Serviceable - The water heater appeared to have a minor amount of rust below the supply lines. However, it appeared serviceable at the time of inspection.
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Heating, Ventilation and Air Condition (HVAC)
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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, Furnace
General heating distribution type(s): Ducts and registers
Source for last service date of primary heat source: Unknown
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 4 years
Forced air heating system manufacturer: National Comfort Products
Forced air furnace model #: CPG41838-C
Forced air furnace serial number: 35326577
Location of forced air furnace: Closet
Forced air system capacity in BTUs or kilowatts: 1000 +/- 50
Condition of furnace filters: Required replacement
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Heat pump
Condition of controls: Appeared serviceable
Condition of whole house fan: Appeared serviceable
24 hour automatic ventilation system present: None visible

11) Safety, Repair/Maintain, Evaluate - 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.reporthost.com/?ANFURINSP
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12) Maintain - Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
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13) Serviceable - The natural gas forced air furnace appeared to be serviceable at the time of inspection.
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Fireplaces, Stoves, Chimneys and Flues
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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.

14) Serviceable - Electric "fireplace" appeared to be serviceable at the time of inspection.
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Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Oven, Cooktop, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Range, cooktop, oven type: Natural gas
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
Condition of hot water dispenser: N/A (none installed)
Condition of trash compactor: N/A (none installed)

15) Repair/Maintain - Gaps were found between countertops and backsplashes. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing new grout.
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16) Serviceable - The kitchen and the components contained there in appeared to be serviceable at the time of inspection.
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans, with individual exhaust ducts
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

17) Repair/Maintain - Caulk around the base of the toilet at location(s) #A was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
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18) Repair/Maintain - Caulk was missing around the base of the bathtub spout at location(s) #A. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.
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Interior, Doors and Windows
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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. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repairs, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Sliding, kitchen crank out
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products, Tile

19) Repair/Replace - Caulking at the sill of the window in the southwest bedroom was deteriorated. Recommend qualified professional repair by installing more caulking.
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20) Minor Defect - A nail pop was found in the ceilings in the south bedroom. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
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21) Comment - Minor scratches were found at the left of the egress door and on the south side of the island. Recommend a professional repair for astethic purposes.
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Best Inspection
Shawn Ross
231.313.8047
bestinspection.us
shawn@bestinspection.us