Thank you for allowing Harbor Home Inspection to conduct a professional inspection of your prospective home. This report contains valuable information about your home that will be important to you for years to come. Inspectors are generalists, are not acting as experts in any craft or trade, and are conducting what is essentially a visual inspection. If your inspector recommends consulting specialists or experts, you the Client agree to do so at your own expense. Because such qualified personnel are experts, it is possible that they will discover additional problems that a home inspector generalist cannot. Any listed items in this report concerning areas reserved to such licensed experts should not be construed as a detailed, comprehensive, and/or exhaustive list of problems or areas of concern.This is my report of a visual inspection of the readily accessible areas of this home, in accordance with the terms and conditions contained in the NACHI Home Inspection Agreement, and with the Standards of Practice listed at http://www.nachi.org/sop.htm Please read the REMARKS printed on each page and call me or email to firstname.lastname@example.org for an explanation of any aspect of this report which you do not fully understand. It is the goal of Harbor Home Inspection to provide you with the tools necessary to make informative decisions about your prospective home.Maintenance and other items may be discussed, but they are not a part of my inspection. The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind. This report is the exclusive property of Harbor Home Inspection and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
Phone: (616) 402-5080
2101 Lake St, Holland, MI 49424
Inspector: Zach Curtis
Home Inspection Report
||1234 Knox St, Grand Rapids, Michigan
||Friday, March 13, 2015
This report published on Wednesday, January 25, 2017 10:03:53 PM EST
Structures inspected: House and attached garage
Time started: 4:30 p.m.
Time finished: 6:45 p.m.
Payment method: Check
Inspection Fee: $300.00
Present during inspection: Buyer
Age of building: Approx. 10 years old
Type of building: Single family
Weather conditions: Partly cloudy
Ground condition: Frozen
Foundation type: Finished basement
The following items are excluded from this inspection: Irrigation system, Water filtration system
This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and per the manufacturer's instructions (typically on each level outside of sleeping areas).
Some wall and floor surfaces were obscured by furniture and/or stored items, preventing a full evaluation of some areas.
For more information regarding home maintenance and home ownership issues, such as: Asbestos, Child Safety, Electrical Safety, Energy Conservation, Foundation Insulation, Home Insurance, Indoor Air Quality, Mold, Radon Gas, and many others, visit www.nachi.org/info.htm
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel, Sliding glass, Wood panel
Water pressure (psi): Approx. 65 psi
The exterior outlet near the rear slider is loose and needs to be securely attached. This is a safety hazard due to the risk of shock. Recommend repair.
Loose outlet at rear of home
One or more downspouts are not completely attached to the drain tiles. Recommend repair so all downspout water is being carried away by the drain tiles.
Caulk is missing or deteriorated in some areas. Recommend caulking where necessary.
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: Original roof, approx. 10 years old
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Weatherstripping at the bottom of the garage-house door is deteriorated or damaged. Recommend replacing weatherstripping to prevent vehicle fumes from entering building.
Garage door weather strip
The perimeter of the garage is excluded from this inspection due to lack of access from stored items.
The garage vehicle door properly "auto-reverses" when closing and when it either strikes something, or when something passes through the photo sensors at the base of the door. The emergency door release operated properly. The garage electric receptacles have ground fault circuit interrupter (GFCI) protection.
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 150
Service voltage (volts): 120-240
Location of main service panel: Exterior, at electric meter
Location of sub panels: Basement
Location of main disconnect: Single beaker at exterior panel
Service conductor material: Aluminum
Main disconnect rating (amps): 150
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
The main electrical disconnect for the home is the single breaker at the exterior panel.
Main electrical service panel and main disconnect
Interior electrical sub panel
Estimated age: Approx. 11 years old (Manufactured 2004)
Energy source: Natural gas
Capacity (in gallons): 50
Brand & model: BRADFORD WHITE, Model MI5036FBN4
The water heater appeared to operate properly at the time of inspection. There is no visible evidence of leaking or corrosion. There is some minor scaling and rust in the combustion chamber. The estimated useful life for water heaters is approximately 10 to 12 years. This water heater is at that age. Recommend monitoring and budgeting for a replacement in the future.
Heating and air conditioning
Heating system energy source: Natural gas
Heat system type: Forced air, Up draft, Medium efficiency
A/C energy source: Electric
Air conditioning type: Split system
Distribution system: Sheet metal ducts
Brand & model: FRASER-JOHNSTON Medium Efficiency (80%), Model GM8S080A12UH11A (Manufactured 2004)
Location of filter(s): Lower left side of furnace cabinet at return air ducting (Size: 16" x 25" x 1")
This system is equipped with a throw-away filter. It was dirty. It is important to change the furnace filter on a regular basis (every 2 months if the thermostat's fan position is set to "Auto", or monthly if it's set to "On"). A dirty filter puts added stress on the system and can result in damage to the blower and other components.
Inspection method: Traversed
Roof structure type: Trusses
Insulation material: Cellulose loose fill
Insulation depth: Approx. 10 to 11 inches
Insulation estimated R value: Approx. R32 to R35
Main floor half bath exhaust fan duct terminates in attic. Recommend installing a vent cap designed for this duct, and securely attaching the duct to the cap so 100% of the exhaust fan air exits the attic. Another option would be to run the duct to the soffit and install a soffit vent cap. For installation information, visit: http://www.handymanhowto.com/install-soffit-vent-ductwork-bathroom-vent-fan/
Plumbing and laundry
Location of main water shut-off valve: At water meter
Location of main water meter: Basement
Location of main fuel shut-off: Exterior, at gas meter
Visible fuel storage systems: None
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
The main gas shutoff valve is on the exterior of the home at the gas meter. The main water shutoff valve is located at the water meter.
Gas meter and main gas shutoff valve
Water meter and main water shutoff valve
One of the basement bedroom doors rubs when it closes. It appears the top hinge is loose causing the door to sag. Recommend repair so the door operates properly.
Loose hinge at basement bedroom door
Thank you again for allowing me to provide this inspection service. The following items warrant more immediate attention: (1) Carbon Monoxide and Smoke alarms (Items #1 and 13)
(2) Exterior electrical outlet (Item #4)
(3) Soil/mulch on window trim (Item #5)
(4) Clothes dryer vent duct (Item #22)
(5) Furnace Safety Check (Item #16)
Please don't hesitate to contact me about matters addressed in this report, even after you've occupied your new home.
Harbor Home Inspection