Website: http://www.kellerinspection.com
Email: jim@kellerinspection.com
Phone: (906) 396-6706
Inspector: Jim Keller

  

Property Inspection Report
Client(s): Mr. Doe
Property address: 111 Any Street.
Town, MI 49892
Inspection date: 9/25/2010
This report published on Monday, October 25, 2010 6:11:37 PM CDT

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This report is the exclusive property of this inspection company 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 risk of injury or death 
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 
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
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Kitchen
Bathrooms / Laundry / Sinks
Private Well
Interior Rooms / Areas
Additional Information
 
General Information Return to table of contents
Report number: HEYN001
Time started: 3:30 p.m.
Time ended: 7:30 p.m.
Present during inspection: Client
Weather conditions: Partly cloudy
Temperature: 58 degrees
Inspection fee:
Type of building: Single family, Detached garage
Buildings inspected: House and Garage
Number of residential units inspected: 1
Age of building(s): 20 years - Built 1990
Source for building age: Property listing
Front of building faces: West
Main entrance faces: West
Occupied: Yes
 
Grounds Return to table of contents
Limitations: Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Exterior stair material: Wood
1) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

  • Installed at stairs with three or more risers
  • Sized and shaped so your hand can encircle them
  • Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
  • Continuous and extend for the entire flight of the stairs
  • Located between 30 and 38 inches above the leading edge of the stair treads

    A qualified person should repair, replace or install as necessary and as per standard building practices.

    Photo 19  
    Missing handrail

    Photo 20  
    Missing handrail

    2) Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

    Photo 32  
     

    3) Some areas of the porch substructure were inaccessible due to lack of access from permanently installed skirting. These areas couldn't be evaluated and are excluded from the inspection.
     
    Exterior / Foundation Return to table of contents
    Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
    Condition of wall covering: Appeared serviceable
    Apparent wall structure: Wood frame
    Wall covering: cedar 1/2 log
    Condition of foundation and footings: Appeared serviceable
    Foundation type: Crawlspace
    Foundation material: Concrete block
    Footing material: Concrete
    Anchor bolts for seismic reinforcement: Installed
    Anchor bolts for seismic reinforcement were observed at: Crawl space sill plate
    Condition of floor substructure: Appeared serviceable
    Pier or support post material: Masonry, Steel
    Beam material: Solid wood
    Floor structure: Solid wood joists, Wood trusses
    Condition of crawl space: Appeared serviceable
    Crawl space inspection method: Traversed
    Ventilation: Appears serviceable
    Vapor barrier present: Yes
    4) Standing water was found in one or more sections of the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, drains and/or sump pump(s) in the crawl space.

    Photo 8  
    Water intrusion at center column

    Photo 11  
    Water intrusion

    Photo 12  
    Water intrusion

    Photo 10  
    Past signs of moisture in crawlspace

    5) Crawlspace access door does not latch securely due to damaged wood receiver

    Photo 18  
    Crawlspace access door damaged latch receiver
     

    6) Vent for bath is missing a louver. Recommend repair or replace to maximize energy efficiency.

    Photo 4  
    Missing louver (Master bath exhaust fan)
     

    7) One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

    Photo 2  
     
     
    Roof / Attic Return to table of contents
    Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
    Condition of roof structure: Appeared serviceable
    Roof type: Gable
    Age of roof surface(s): 20 years
    Source for building age: Inspector's estimate
    Roof inspection method: Traversed, Viewed from eaves on ladder
    Condition of metal and/or tile roof surface materials: Appeared serviceable
    Metal, tile or panel roof surface material: Paited steel
    Condition of exposed flashings: Appeared serviceable
    Gutter and downspout material: None
    Gutter and downspout installation: None
    Condition of attic: Appeared serviceable
    Attic inspection method: Viewed from hatch(es)
    Roof structure type: Trusses
    Ceiling structure: Trusses
    Ceiling insulation material: Fiberglass roll or batt
    Ceiling insulation depth: 10 inches
    Ceiling insulation rating: R-32
    Vapor retarder: Installed
    Roof ventilation: Appears serviceable
    8) The roof structure needed repair in one or more areas due to the following conditions: missing or substandard bracing. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.

    Photo 25  
    Missing support posts

    Photo 26  
    Missing support posts

    9) Most buildings benefit from having a roof gutter system installed. Recommend installing gutters and downspouts to direct rain water away from the building.
    10) One or more sections of metal roofing had a failing paint finish. For example, peeling and/or missing paint. A qualified contractor should repaint metal panels where necessary.

    Photo 5  
     
     
    Garage / Carport Return to table of contents
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Type: Detached
    Condition of detached garage or carport structure: Appeared serviceable
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Number of vehicle doors: 2
    Condition of automatic opener(s): Appeared serviceable
    Condition of garage floor: Appeared serviceable
    Condition of garage interior: Appeared serviceable
    Garage ventilation: Exists
    11) Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.

    Photo 30  
     
     
    Electric Return to table of contents
    Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
    Electric service condition: Appeared serviceable
    Primary service type: Underground
    Number of service conductors: 3
    Service voltage (volts): 120
    Service amperage (amps): 200
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Aluminum
    Main disconnect rating (amps): 200
    System ground: Copper
    Condition of main service panel: Appeared serviceable
    Condition of sub: Required repair, replacement and/or evaluation (see comments below)
    Location of main service panel #A: Garage
    Location of sub panel #B: Master Bedroom
    Location of main disconnect: Breaker at bottom of main service panel
    Branch circuit wiring type: Nonmetallic sheathed
    Condition of branch circuit wiring: Serviceable
    Condition of smoke detectors: Appeared serviceable
    Smoke detectors present: Yes
    Smoke detector power source: Battery
    12) One or more overcurrent protection devices (circuit breakers or fuses) in panel #B (Master Bedroom) were "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

    Photo 39  
    Double tap
     

    13) Neutral and equipment ground conductors were combined at sub panel # B. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

    Photo 38  
    Neutrals on ground bar
     

    14) The neutral buss bar at sub panel # B appeared to be bonded to the sub-panel, and should instead be "floating". This is a potential safety hazard for shock. A qualified electrician should evaluate and repair as necessary.

    Photo 35  
    Neutral bus bar bonded to panel
     

    15) One or more ground fault circuit interrupter (GFCI) electric receptacles wouldn't trip with test instrument at the following "wet" locations: kitchen. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

    Photo 23  
    Location of GFCI receptacles that would not trip with tester
     

    16) a crawlspace light fixture was damaged. A qualified person should evaluate and repair or replace as necessary.

    Photo 6  
    Cracked fixture
     

    17) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
    18) Some cover plates on receptacle boxes were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

    Photo 9  
    missing cover
     

    19) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
     
    Plumbing / Fuel Systems Return to table of contents
    Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
    Condition of service and main line: Appeared serviceable
    Location of main water shut-off: At pressure tank
    Water service: Private
    Water pressure (psi): 30 psi
    Service pipe material: Plastic
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Copper
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic
    Condition of fuel system: Appeared serviceable
    Location of main fuel shut: At propane tank
    20) Septic cover is substandard. Recommend replacing with a cover that can be locked down.
    21) Water pressure was below 40 psi, but the flow appeared to be adequate. 40-80 psi is considered to be the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be adequate flow. For example, the shower flow did not decrease significantly when the toilet was flushed.

    If the client finds the flow to be inadequate, recommend having a qualified plumber evaluate and repair as necessary. Adjusting the pressure switch is one possible solution.

    Photo 41  
    Pressure switch
     

    22) One or more outside faucets appeared to be inoperable. No water came out of the faucet(s) when turned on. This may be due to a (winterizing) shut-off valve being turned off. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to turn on or off any water supply shut-off valves. Recommend that the client ask the seller about outside faucets with no water, and/or have a qualified plumber evaluate and repair faucet(s) as necessary.
    23) All water supply pipes in the crawl space were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.
    24) A water softener system was installed on the premises. No evaluation of this system was performed during the inspection. The client should consult with the seller on this system to determine its condition, required maintenance, age and expected remaining life, etc.
     
    Water Heater Return to table of contents
    Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
    Condition of water heater: Appeared serviceable
    Type: Tank
    Estimated age: 10 years-manufactured July 2000
    Energy source: Electricity
    Capacity (in gallons): 50
    Manufacturer: Ruud
    Location of water heater: Crawlspace
    Water temperature (degrees Fahrenheit): 115 degrees
    Model #: PE852-2 C
    Serial #: RU 0700B00583
     
    Heating Return to table of contents
    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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Condition of heating system: Appeared serviceable
    Location of heating system: Crawl space
    Heating type: Forced air
    Fuel type: Propane gas
    Approximate BTUs: 75,000
    Manufacturer: Weather King
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: At end of air handler
    Model #: WGRA-07EMAES
    Serial #: EJ5D702F439901668
     
    Cooling / Heat Pump Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
    Condition of cooling system and/or heat pump: Appeared serviceable
    Type: Split system
    Estimated age: 7 years - manufactured Jan. 2003
    Approximate tonnage: 2
    Manufacturer: Goodman
    Condition of distribution system: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: At end of air handler
    Model #: CKL24-1H
    Serial #: 0301462518
    25) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
    26) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
     
    Kitchen Return to table of contents
    Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Electric
    Condition of refrigerator: Appeared serviceable
    Condition of built: Appeared serviceable
    27) One overhead cabinet needs adjustment

    Photo 22  
    Cabinet door needing adjustment
     
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: Guest Bath
    Location #B: Master Bath
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of toilets: Appeared serviceable
    Condition of bathtubs and related plumbing: Appeared serviceable
    Condition of shower(s) and related plumbing: Appeared serviceable
    Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
    Condition of laundry facilities: Appeared serviceable
    Gas supply for laundry equipment present: No
    240 volt receptacle for laundry equipment present: Yes
    28) The exhaust fan at location #A was noisy or vibrates excessively. Moisture may accumulate as a result. A qualified person should evaluate and repair or replace as necessary.
    29) The shower faucet handle at location #B was loose. A qualified person should repair or replace as necessary.

    Photo 29  
    Loose handle
     
     
    Private Well Return to table of contents
    Limitations: The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
    Condition of private water supply: Appeared serviceable
    Type of well: Drilled
    Location of well: Front yard
    Condition of pump: Appeared serviceable
    Type of pump: One
    Pump horsepower rating: 3/4
    Condition of well equipment: Appeared serviceable
    Location of tank shut off valve: crawlspace
    Condition of pressure tank: Appeared serviceable
     
    Interior Rooms / Areas Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 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. Determining the cause of odors is not within the scope of this inspection.
    Exterior door material: Metal
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Vinyl, Multi, Sliding
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall, Wood
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Laminate, Tile
    Condition of flooring: Appeared serviceable
    30) Guardrails in some areas with drop-offs higher than 30 inches were missing. This is a safety hazard. Standard building practices require that they:

  • Be installed at drop-offs higher than 30 inches
  • Be securely and permanently attached
  • Be at least 36 inches in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

    A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
    31) One or more exterior doors have deadbolts installed with no handle, and require a key to open them from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on exterior doors in rooms with no other adequate egress nearby.

    Photo 21  
    Keyed deadbolt
     

    32) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

  • Installed at stairs with three or more risers
  • Sized and shaped so your hand can encircle them
  • Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
  • Continuous and extend for the entire flight of the stairs
  • Located between 30 and 38 inches above the leading edge of the stair treads

    A qualified person should repair, replace or install as necessary and as per standard building practices.

    Photo 27  
    Missing hand railing
     

    33) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.
    34) Glass in loft windows was cracked or broken. A qualified contractor should replace glass where necessary.

    Photo 28  
    Broken window
     

    35) Closet door in bath needs adjusting

    Photo 24  
    Door needing adjustment
     
     
    Additional Information Return to table of contents

    36)  

    Photo 3  
    Shut-off at propane tank

    Photo 7  
    Gas shut-off

    Photo 14  
    Furnace filter access

    Photo 15  
    Furnace filter

    Photo 17  
    Furnace service switch (yellow arrow), gas shut-off (red arrow)

    Photo 40  
    Gas shut-off at furnace

    Photo 16  
    Water heater electric disconnect (turn off prior to any servicing of water heater)

    Photo 13  
    Water shut-off at pressure tank

    Photo 31  
    Main electric disconnect in garage (yellow arrow) House subpanel disconnect (red arrow)

    Photo 34  
    Subpanel electric disconnect (main breaker)

    37)   House subpanel

    Photo 36  
    Subpanel for house wiring currently under picture

    Photo 33  
    Subpanel for house wiring

    38)   Amana Refrigerator
    Model #: ARB2557CSR
    Serial #: 10760334CL
    Manufactured June 2003

    GE Microwave
    Model #: JVM1660BB003
    Serial #: HZ912531S
    Manufactured May 2000

    GE Range
    Model #: JBP90S0F2SS
    Serial #: GF271480Q
    Manufactured April 2003

    Frigidaire Washer
    Model #: GLTF2940FE1
    Serial #: XC81609559
    Manufactured April 2008

    Roper Dryer
    Model #: REL5646AWO
    Serial #: MC2304202
    Manufactured June 1993

     
    Thank you for choosing Keller Home Inspection, Inc. I’ve made every effort to provide you with a thorough,
    high quality inspection, and hope that the information in this report proves to be valuable in your
    consideration of this property. If for any reason you are unsatisfied with this report, or have any questions
    after reviewing it, please don’t hesitate to contact me. If you are satisfied, please tell your friends about me.

    Please understand that all homes, regardless of their age, have some number of defects or issues to address or
    monitor. Home inspection reports by nature focus on defects and thus may seem negative in tone. Many or
    even most features of this property may be in excellent condition and of high quality and may have been
    deemed "adequate or acceptable" for purposes of this report. Therefore, many of the 545 plus items from the
    inspectors field notes list that were inspected/viewed or considered and were deemed adequate or acceptable,
    may not be specifically commented on in the written report. This is not meant to downplay this property's
    assets, but rather to focus attention on alerting you to the potentially important issues. These are those specific
    areas that need attention, evaluation, maintenance, or those items which may create safety concerns or possible
    major or costly repair and replacement expense.

    This report will also contain items to alert or advise you of common things which a homeowner may want or
    need to know. These may include information on specific location of meters, shut-off switches, turn-off valves
    and other data which will help the owner better understand the items, systems or mechanics of the home.

    This inspection complies with the National Association of Certified Home Inspectors' (NACHI) "Standards of
    Practice" and "Codes of Ethics" and in most cases meets or exceeds most other American and National
    standards of practice. This report is intended to identify major defects within a structure that significantly
    affect its habitability or that cost in excess of $500.00 to repair, although minor defects may be noted in the
    report. Cosmetic items such as molding, trim, doors, cabinets, interior paint or carpet are generally excluded
    from this report.

    This report contains valuable information that is for your analysis now, as well as, specific maintenance details
    and reference information that will prove important to you for years to come.