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Home Inspections of USA

  

Summary

Client(s):  John and Jane Doe
Property address:  123 Easy St.
Great Town, MI. 49770
Inspection date:  Friday, January 20, 2017

This report published on Friday, February 10, 2017 4:09:50 PM EST

The following summary page lists items that may need addressing imediately or in the near future.

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 typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeCommentFor your information


Exterior
2 - The grading appeared inadequate in some areas to properly drain moisture away from the foundation, and there is some signs of ground water moisture staining inside the basement. Installing and maintaining gutters is highly recommended to control roof water run off.

The wood decks were mostly snow covered. The exposed areas appear in good overall condition and will require normal maintenance.

Some areas where the roof water splashes against the house are due for repairs/replacement, especially at master bath cantilevered area, which shows signs of rot/deterioration from inside basement. Further evaluation and necessary repairs are recommended.

Electric service
6 - The main service panel appeared to be professionally installed and maintained. There are 37 of 40 available spaces are in use. Most all breakers appeared to be properly labeled on the panel cover (except for garage wall unit).

All receptacles tested were properly grounded. All GFCI protected receptacles tripped properly when tested. Noted lack of GFCI protection in the garage which is recommended.

The smoke detectors were tested and are interconnected. Recommend periodic testing (many batteries have been removed).

Noted quite a few recessed can lights, which are known for air/heat loss. May want to consider the following replacement type LED units:
https://www.amazon.com/UL-classified-Dimmable-Retrofit-Recessed-Lighting/dp/B00JUNY2D4/ref=sr_1_4?s=hi&ie=UTF8&qid=1439317745&sr=1-4&keywords=led+recessed+lighting

Water heater
7 - Water heater appeared to be professionally installed and in good operating condition. There is a circulation pump which appeared operational.

The hot water temperature is 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.

Heating and cooling
8 - The forced air heating system was tested and appeared to be in good operating condition.

Noted minor staining from condensate seepage, which is fairly typical for this age unit. No current seepage's were noted.

Suggest following manufactures recommendations for regular maintenance.

There is an A-coil installed on top of the furnace for future A/C.

Plumbing and laundry
9 - The visible water lines consist of copper, while the drain and sewer are PVC. No leaks or seepages were noted at time of inspection aside from the plumbing vent line in attic area which should be repaired.

Also, the upper on suite tub drain was not installed at time of inspection.

There is a sewage ejector pump in basement which is rough plumbed for full bath. May want to consider installing a high level alarm if basement is finished off at all.
https://www.amazon.com/Outdoor-Alarm-Septic-Sump-Applications/dp/B00GM9FD0A/ref=sr_1_1?ie=UTF8&qid=1484940588&sr=8-1&keywords=high+level+septic+alarm

Noted lack of any type water treatment system which would most likely be beneficial. Our favorite company is:
http://www.purewaterworks.biz/

10 - The washer and dryer were operated through 'short cycle' and appeared to be in good working condition.

The dryer vent has a screen that is fully plugged off. Recommend replacing with a proper type dryer vent that can easily be cleaned.

Attic
12 - The attic access is located in the ceiling of one of the upper bedroom closets.

Noted average depth of 8-10" of blown cellulose type insulation, which is below current standards. Having additional blown installed should prove cost effective.

Proper venting was noted in the soffits as well as the ridge.

Noted the bath fan is properly vented to exterior, but travels a great distance. It appears one area is allowing condensate to drip from low spot/joint most likely.

Windows
18 - The windows consist of insulated double hung units with tilt in feature. Most of the windows tested appeared in good working condition. Noted one upper bedroom unit doesn't fully close on upper sash.

The exterior doors appeared in goof working condition.