Home Inspections of USA

Report Summary

Home Inspection Report
Client(s): Sample Report
Property address: Any St.
Any Town, MI.
Inspection date: 7/4/2011

This report summary published on 10/12/2012 5:38:43 PM EDT

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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:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
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 
MonitorRecommend monitoring in the future 
CommentFor your information 

Exterior
2) - Noted lake pump system which was winterized at time of inspection. Control box is located in corner of garage.
GFCI outlet feeding pump did not trip properly when tested. Recommend replacement.

Roof
6) - Noted plumbing vent boots are showing age, with one being fully deteriorated which will allow moisture to entry. Recommend repairs or replacements.

7) - Gutters are PVC type which are typically installed by amateurs. Noted gutters are quite dirty and in need of proper adjustment for water to flow properly.
Also noted gutter downspouts could be diverted away from house more.
May want to consider professionally installed aluminum seamless gutters for minimal investment.

Electric service
10) - Noted one junction box in crawl missing proper cover plate.

Water heater
12) - Water heaters appeared to be professionally installed and in good operating condition. Normal life expectancy of electric water heaters is 12 - 14 years. This units are older, but due to seasonally draining, may last much longer.
There are 3 separate heaters, with one in crawl storage area which supplies kitchen/laundry/bath, which was off at time of inspection but did heat up during time there.
2 in line units in main crawl area feed master bathroom only. Noted water temp in master bath was 140 degree, which is considered scalding temp. http://www.tap-water-burn.com/
Recommend lower temp to safe level.

Plumbing and laundry
16) - Water lines consist of copper, drain and sewer are PVC. Noted whirlpool tub drain leaks and small seepage at one clean out.

Fireplaces, woodstoves and chimneys
18) - Brick chimney and concrete cap appear in excellent condition with some signs of moss growth on upper brickwork. Recommend cleaning moss off. Noted rain screen cap in place also.
Gas log fireplace was tested and appeared to be in good operating condition. Noted controls and logs had fair amount of soot which may be due to improper adjustments or flue not being fully opened during operation.

Attic
19) - Although picture does not show well, bathroom vent fans terminate in attic and should be routed to exterior to prevent excess moisture.

Crawl space
21) - Noted several added supports including one steel adjustable which is located below master bedroom closet, and has raised flooring off joist.
Recommend installation of proper supports and necessary repairs to drywall.

Well/Septic
24) - Re-visited site on 1-12-06 to further evaluate septic system. It was discovered that while locating field area, a hole had been punched into low pressure drain line. The hole was repaired, and system was retested. It was noted after approximately 50-75 gallons of water was pumped up to drain field, system no longer appeared to accept fluids. It was noted during repairs of piping, heavy root mass growth was apparent at bottom of pipe.
It is the opinion of the inspector that the system is currently in poor operating condition and nearing the end of its life expectancy

25) - Septic tank and drain field were located and lid was removed for evaluation. System is elevated pump back type.
Noted proper sanitary tee in place, and normal fluid levels at time of inspection. Approximately 250 gallons of water was introduced into tank and it was noted float switch does not appear to be functioning properly.
It was also noted fluids flowed freely up and out of test hole in drain field area. Further repairs and evaluation by qualified septic installer are recommended.
Minimal amount of solids were noted at time of inspection and pumping was not recommended, although tank should be pumped every 3-5 years.

26) - Well head is located on lakeside of home, and is 5" PVC with submersible type. A one hour flow test was performed with an average rate of 9 gallons per minute which is considered excellent.
Samples were drawn on 1-4-07 with results to follow by email.
Pressure tank/main shut off are located in crawl/storage area.

Bathrooms
28) - Bathrooms consisted of master, main and 1/2 bath off garage entry. All fixtures were tested and operated including whirlpool. Noted whirlpool outlet did not have power, but outlet below sink did to test. Also, whirlpool drain leaked during draining, and signs of settlement cracks on tile grout were noted.
Master and 1/2 bath toilets are slightly loose at base and should be tighten to prevent seepage.