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Website: http://www.harborhomeinspection.com
Email: zach@harborhomeinspection.com
Phone: (616) 402-5080
2101 Lake St, Holland, MI 49424
Inspector: Zach Curtis

  

Home Inspection Report

Client(s):  John Smith
Property address:  1234 Knox St, Grand Rapids, Michigan
Inspection date:  Friday, March 13, 2015

This report published on Wednesday, January 25, 2017 10:03:53 PM EST

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 randy@harborhomeinspection.com 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.
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:
Concern typeSafetyPoses a risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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
Exterior
Roof
Attached garage
Electric service
Water heater
Heating and air conditioning
Attic
Plumbing and laundry
Interior rooms


General information
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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
Occupied: Yes
Age of building: Approx. 10 years old
Type of building: Single family
Weather conditions: Partly cloudy
Temperature: Cold
Ground condition: Frozen
Foundation type: Finished basement
The following items are excluded from this inspection: Irrigation system, Water filtration system

1) 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).

2) Some wall and floor surfaces were obscured by furniture and/or stored items, preventing a full evaluation of some areas.

3) 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

Exterior
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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

4) 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.
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Photo 4-1
Loose outlet at rear of home
 

5) Soil/mulch is in contact with or less than 2" from siding. This is a conducive condition for wood destroying insects (termites). Recommend grading soil/mulch so there's at least 2" of space between the siding and the soil below.
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Photo 5-1
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Photo 5-2

6) 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.
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Photo 6-1
 

7) Caulk is missing or deteriorated in some areas. Recommend caulking where necessary.
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Photo 7-1
 

Roof
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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

8) Moss is beginning to grow on the roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm and http://wetandforget.com/faq_wet_and_forget_outdoor.html
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Photo 8-1
 

9) The roof was partially obscured by snow and couldn't be fully evaluated. It has a single layer of fiberglass-based shingles, and it reflects wear consistent with its age. No visible gaps were evident at the time of inspection. All sewer vent stack flashing appeared to be in good repair.
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Photo 9-1
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Photo 9-2
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Photo 9-4

Attached garage
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10) Weatherstripping at the bottom of the garage-house door is deteriorated or damaged. Recommend replacing weatherstripping to prevent vehicle fumes from entering building.
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Photo 10-1
Garage door weather strip
 

11) The perimeter of the garage is excluded from this inspection due to lack of access from stored items.

12) 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.

Electric service
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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

13) Recommend installing fresh batteries in all smoke detectors (if back-up batteries are present) when you occupy the home. For more information on smoke detectors visit http://www.cpsc.gov//PageFiles/118947/557.pdf

14) The main electrical disconnect for the home is the single breaker at the exterior panel.
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Photo 14-1
Main electrical service panel and main disconnect
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Photo 14-2
Interior electrical sub panel
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Photo 14-3
 

Water heater
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Estimated age: Approx. 11 years old (Manufactured 2004)
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Brand & model: BRADFORD WHITE, Model MI5036FBN4

15) 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.
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Photo 15-1
 

Heating and air conditioning
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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")

16) The heating system turned on, appeared functional, and responded to normal operating controls at the time of inspection. The last service date of this system is more than one year ago or is unable to be determined. Recommend that a safety check be performed on this system prior to the next heating season and annually thereafter. Examination of heating and cooling systems is mechanically limited since the units are not dismantled to examine interior components. NOTE: Client also may wish to have both the furnace and the A/C evaluated in the Spring. This will insure that the A/C system is ready for Summer and the furnace is ready for Winter.
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Photo 16-1
 

17) Outdoor air temperature below 60 degrees Fahrenheit, unable to operate and/or fully evaluate cooling system. The A/C compressor was manufactured in 2004. For information on maintaining A/C equipment, visit: http://www.servicemagic.com/article.show.Checklist-Air-Conditioner-Maintenance.10973.html

18) 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.
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Photo 18-1
 

19) Recommend changing the water pad in the humidifier annually. For information on how to change the water pad, visit: http://www.filter-outlet.com/article.php/?id=153

Attic
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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

20) 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/
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Photo 20-1
 

21) The insulation layer in the attic appeared to be of consistent coverage and depth as far as could be viewed. The access hatch is located in the garage.
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Photo 21-1
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Photo 21-2
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Photo 21-3
 

Plumbing and laundry
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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

22) The clothes dryer has a foil, accordion-type, flexible duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. The flexible foil type duct can more easily trap lint and is more susceptible to kinks or crushing, which can greatly reduce the airflow. Recommend replacing the foil duct with a rigid or corrugated semi-rigid metal duct. Most manufacturers specify the use of a rigid or corrugated semi-rigid metal duct, which provides maximum airflow. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.pdf
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Photo 22-1
 

23) 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.
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Photo 23-1
Gas meter and main gas shutoff valve
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Photo 23-2
Water meter and main water shutoff valve

Interior rooms
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24) 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.
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Photo 24-1
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.

Thank you,

Harbor Home Inspection