Website: http://www.kellerinspection.com
Email: jim@kellerinspection.com
Phone: (906) 396-6706
| Property Inspection Report | |
| Client(s): | Sample 2 |
| Property address: | Any Street Anytown, Ml |
| Inspection date: | Friday, October 12, 2007 |
| Property Inspection Report | |
| Client(s): | Sample 2 |
| Property address: | Any Street Anytown, Ml |
| Inspection date: | Friday, October 12, 2007 |
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.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Comment | For 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.aspTable of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Electric
Garage / Carport
Plumbing / Fuel Systems
Water Heater
Heating
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Structural Pest Findings
| General Information | Return to table of contents |
Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:| Grounds | Return to table of contents |
Minor cracks, settlement, heaving and/or deterioration were found in the driveway. 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.
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.
Retractable awnings were not evaluated by the inspector. They are excluded from this inspection.
| Exterior / Foundation | Return to table of contents |
Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below. East side of house.
| Roof / Attic | Return to table of contents |
Flashings at the base of one or more chimneys were missing. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary. No sign of leakage in attic. The existing sealant around the chimney has developed and at a minimum should be resealed.
 Photo 4 Deteriorated sealant
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Some attic vent screens were missing. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
 Photo 7 Leaves in gutters should be removed
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Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit: Photo 2 |
 Photo 5 Moss
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 Photo 6 Moss
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| Electric | Return to table of contents |
Neutral wires were doubled or bundled together on the neutral bus bar in panel #A. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.
 Photo 28 Double tapped neutral wires in main panel
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Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in many areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:
All ground fault circuit interrupter (GFCI) type receptacles in kitchen were found to have an open ground. GFCI protection will still work with an open ground, but ideally repairs should be made as necessary so grounding is correct with these receptacles. A qualified electrician should evaluate and make repairs as necessary.
 Photo 31 |
One or more outdoor electric receptacles appeared to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
 Photo 26 Non GFCI
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A sections of wiring that wasn't terminated was found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
 Photo 19 Needs junction box
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Attic receptacle is missing an enclosure box. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.
 Photo 9 No receptacle box
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The service drop wires were in contact with trees or vegetation. The utility company should prune or remove trees as necessary to prevent straining or abrading the service drop wires.
 Photo 8 Tree limbs at overhead service wires
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No smoke alarms were visible except for one in basement. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
This property had one or more fuel burning appliance 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
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.
 Photo 10 Attic - Needs cover
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 Photo 17 Needs cover
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 Photo 18 Needs cover
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| Garage / Carport | Return to table of contents |
The detached garage roof surface material was near the material's service life even with repairs. The client should budget for a replacement in the near future.
 Photo 24 Missing roof board
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 Photo 32 |
The detached garage or carport structure was deteriorated, substandard. A qualified person should evaluate and repair or replace as necessary, and as per standard building practices.
 Photo 1 Garage
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 Photo 23 Garage
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| Plumbing / Fuel Systems | Return to table of contents |
The copper service pipe was embedded in concrete or masonry, and no protection from damage due to thermal expansion was visible. Standard building practices require that copper pipe embedded in concrete or masonry be wrapped with an approved tape or installed through a sleeve. These methods protect the pipe from abrasion. A qualified contractor should evaluate and repair as necessary.
 Photo 16 Copper supply line encased in concrete
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| Water Heater | Return to table of contents |
Temperature-pressure relief valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.
 Photo 30 |
The drain line to the water heater's temperature pressure relief valve was made from PVC plastic. This material is not rated for high temperature and pressure. It poses a safety hazard. A qualified plumber should replace the PVC drain pipe with an acceptable material such as copper or CPVC plastic pipe.
 Photo 29 |
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future. 2/1/1985
| Heating | Return to table of contents |
Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
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 heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future. According to the serial # 22L-783O furnace was produced in July of 1983. The model number is 0L11 -112 which per the manufacturer designates an oil fired furnace. The year that this furnace was converted to gas is unknown.
| Fireplaces / Stoves / Chimneys | Return to table of contents |
No metal liner was installed in the masonry chimney at location #, and one or more gas appliances use the chimney for a flue. Standard building practices require that a metal liner be installed in masonry chimneys used to vent gas appliances such as furnaces and water heaters. The purpose of the metal liner is to ensure a correct draft, and to prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. A qualified chimney service contractor should evaluate and install a metal liner as necessary. For more information visit:
The spark screen for the chimney flue opening at location # was missing. Screens prevent the following:
The rain cap for the chimney flue at location # was missing. They prevent the following: Photo 3 No rain cap
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| Kitchen | Return to table of contents |
| Bathrooms / Laundry / Sinks | Return to table of contents |
Leaking or dripping was found at the sink faucet base at location #B and the hot water handle was inoperable. A qualified plumber should evaluate and repair as necessary.
 Photo 15 Faucet leak, hot water handle inopperable
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The sink drain at location #A had an active leak. A qualified plumber should evaluate and repair as necessary.
 Photo 20 Leak at tailpipe
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| Interior Rooms / Areas | Return to table of contents |
One or more bedroom windows had inadequate egress due to the following conditions: won't open, opening size was too small. This is a safety hazard in the event of a fire. Standard building practices require that every bedroom have at least one window as follows: Photo 14 Non egress window
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Basement stairs from kitchen were unsafe due to the following non standard configuration: riser heights vary, treads too shallow, low overhead clearance. Standard building practices require that:
Many interior doors wouldn't latch. A qualified person should evaluate and repair as necessary.
Many windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary.
Screens in some windows were missing.
| Structural Pest Findings | Return to table of contents |
