Liberty Inspection Services Summary

Website: http://mylibertyhi.com
Email: libertyhi@netzero.com
Phone: (269) 925-3029 · (269) 930-3487
Inspector: Larry O'Connor

Summary Page

Certified Home Inspection Report For:

Client(s): Charles & Mary Smith

Property address: 6048 Roswell St.
Coloma, MI. 49038

Inspection date: 06/08/2009

This summary page published on 9/16/2010 10:34:49 PM EDT

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Concerns are shown and sorted according to these types:
Safety Poses a risk of injury or death
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
Monitor Recommend monitoring in the future
Comment For your information

Infestation Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
Damage Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Conducive conditions Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Exterior
1) - Handrail(s) at stairs are ungraspable. Recommend repairing or replacing handrails where necessary so your hand can completely encircle them.
2) - Gaps larger than 4" in guardrail(s) exist in some areas. This is a safety hazard, especially for small children. Recommend that a qualified contractor replace, modify or repair railing(s) as necessary such as installing additional balusters, so gaps in guardrail(s) don't exceed 4".
3) - Damaged siding is seen in various areas. Recommend having siding contractor evaluate and recommend steps to repair or replace siding.
4) - No gutter system exist on this structure. Recommend having a qualified gutter and downspout contractor install gutters, and downspouts. Also recommend installing extensions such as splashblocks or a drain line where necessary to carry rain water away from the house.
5) - No electrical outlets on exterior of building. If buyer decides to have them, have qualified electrical contractor install GFCI outlets where required.
6) - Perimeter grading slopes towards building in one or more areas. Recommend grading soil so it slopes down and away from the building to direct rainwater away. Another alternative is to install drain tiles along the perimeter of foundation in assisting runoff of water away from foundation.
7) - Some areas of the structure, such as window and door frames,need repainting due to peeling, cracking and/or blistering of paint. Recommend having a qualified painting contractor evaluate, prep (scrape, sand, prime and caulk) properly and repaint where necessary.
Some window frames are damaged or deteriorated in some areas. Recommend replacing this wood where required.
8) - Window glazing putty is deteriorated in one or more windows. Recommend repairing or replacing putty where necessary.
9) - One or more large trees are very close the foundation. Recommend removing such trees to prevent damage to the foundation.
10) - One or more outside faucets need repair or replacement due to leaking or damage. Recommend that a qualified, licensed plumber repair or replace outside faucet(s) as necessary.
11) - Front porch brickwork is deteriorating. Recommend having masonry contractor evaluate for repairs where necessary
12) - Minor cracks (1/8" or less) present in foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration. Numerous products exist to seal such cracks including:

Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.

Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
13) - Vegetation (trees, shrubs and/or vines) are in contact with building exterior. Recommend pruning or removing vegetation as necessary so there's at least a one foot gap between all vegetation and the building exterior. This gap should exist to allow exterior building materials to dry quickly after it rains, and to eliminate pathways to the structure for wood destroying insects.
14) - Recommend cleaning rear deck and treating with a waterproof sealant claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

Cabot Decking Stain and PTW Stain

Olympic Water Repellent Deck Stain

Thompson's House and Deck Stain

Wolman PTW Deck Stain

Akzo Sikkens Cetol DEK

Benjamin Moore Moorwood Clear Wood Finish

DAP Woodlife Premium

Olympic Natural Look Protector Plus
15) - Caulk is missing or deteriorated in some areas around window frames. Recommend caulking where necessary.
16) - A piece of 2 x 4 is attached to siding at rear deck area. Remove 2 x 4, and repair siding if necessary.

Roof
17) - A section of the roof is sloped down towards a flat section of the roof on the north side. Organic debris such as leaves or needles are more likely to accumulate in this area rather than rest of the roof and may result in leaks. Recommend monitoring this area for accumulated debris in the future and cleaning as necessary. Same flat roof will not allow proper runoff of water. Recommend installing gutter on soffit above this roof to allow rainwater to runoff away from structure. Buyer is considering utilizing this area as a deck area.
18) - Masonry chimney mortar is deteriorated. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.
19) - Significant amounts of organic debris (leaves, needles, etc.) are on the roof. Recommend cleaning roof.
20) - Trees are overhanging roof and are within 10 feet of roof vertically. Recommend pruning trees so they're at least 10 feet above roof, or don't overhang the roof.

Built-in garage (Nortwest corner facing east)
21) - The vehicle door is manual operated. It may need repairs to operate correctly. Recommend having a qualified garage door contractor evaluate and repair as necessary.
22) - Unable to observe outlets due to items stored along walls. Recommend having electrician evaluate and install GFCI outlets.
23) - Isolated wire is not terminated within a junction box. Recommend having qualified electrical contractor evaluate and terminate wire properly.

Built-in garage (northeast corner facing north)
26) - The garage vehicle door is a manual operated door. It may need to have some repairs performed. Recommend having a qualified garage door contractor evaluate and repair as necessary.
27) - Extension cords used throughout this area. Recommend having a qualified electrical contractor evaluate and install new outlets and wiring where required.
28) - Unprotected, surface-run, non-metallic sheathed wiring. Recommend having a qualified electrician evaluate and repair as necessary. Possible solutions include rewiring using exterior-rated conduit, or re-routing the wiring through wall cavities.
29) - Wire connections exposed due to missing cover plate(s) over one or more junction boxes. Recommend installing cover plates over boxes where missing.

Electric service panel-upstairs
32) - When attempting to energize a breaker from the "Off" position, the breaker tripped. Recommend having qualified electrician evaluate cause of trip, and all breakers, and recommend repais.
33) - Exposed wiring exists in the main service panel due to covers missing from open circuit breaker slots. Recommend installing covers in open slots. Open circuit breaker slots are covered with tape. Recommend installing proper slot covers.

Main Electric service (NW garage-north wall)
34) - One or more circuit breakers are "double tapped", where 2 or more wires are clamped in a circuit breaker terminal, and the circuit breaker is only designed for 1 wire. This is a safety hazard since wires may loosen and cause arcing, sparking and fires. Recommend having a qualified, licensed electrician evaluate and repair.
35) - One or more smoke detectors is damaged or missing, and an insufficient number of smoke detectors are installed. Recommend replacing inoperable smoke detectors as necessary, and installing additional smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html

http://store.yahoo.com/flyyourflag/smokecoalarm.html

http://www.walmart.com/catalog/product.gsp?product_id=1586928

http://www.cleansweepsupply.com/pages/skugroup27432.html

Water heater in laundry room area
36) - Area on copper pipe at water supply shut-off valve handle area is showing signs of corrosion. Recommend cleaning off with proper cleaner and monitor for further corrision.

Heating and air conditioning
37) - 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.
38) - Last service date of this system is more than one year ago or is unable to be determined. Recommend asking seller when it was last serviced. If unable to determine or if more than one year ago, recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician. Recommend that this servicing be made annually in the future.
39) - This system is equipped with throw-away filter(s). They appear to be dirty. Recommend replacing filter(s) now and every 2 months in the future if the thermostat's fan position is set to "Auto", or monthly if it's set to "On".
40) - Air Conditioning condenser unit is not level. This can lead to stress on piping, and improper operation of unit. Suggest having an HVAC technician evaluate.

Plumbing
42) - Recommend having septic tank inspected. Recommend pumping tank if last pumped more than 3 years ago.

Basement
43) - One or more open ground, 3-pronged outlets. Recommend having a qualified electrician evaluate and either replace these outlets with 2-pronged outlets or establish a proper ground wires as necessary.
44) - One or more hot-neutral reversed outlets. Recommend having a qualified electrician evaluate and repair as necessary.
45) - No handrails exist at stairs leading to basement. Recommend installing graspable handrails for safety considerations
46) - One or more outlets are loose. This situation can cause sparking and possible shock. Recommend having qualified electrician evaluate and repair outlets so they are anchored correctly.
47) - What appears to be a plumbing relief valve is shown coming through basement ceiling in the recreation room. Buyer may want to ask seller the purpose of this item.

Well
48) - Recommend having the well water tested for bacteria by a qualified lab.

Kitchen - Main floor
49) - One or more open ground, 3-pronged outlets. Recommend having a qualified electrician evaluate and either replace these outlets with 2-pronged outlets or establish a proper ground wires as necessary.
50) - One or more hot-neutral reversed outlets. Recommend having a qualified electrician evaluate and repair as necessary.
51) - No ground fault circuit interrupter (GFCI) devices (outlets or circuit breakers) are visible. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for outlets.

Class A GFCIs are for personnel protection and are supposed to trip at 4 ma to 6 ma.

Class B GFCIs are for equipment protection and are supposed to trip at 20 ma.
52) - Vinyl floor deteriorated (cracks or tears) in wet area. Recommend repairing or replacing vinyl floor to prevent water from infiltrating subfloor.

Kitchen - Upstairs
54) - One or more open ground, 3-pronged outlets. Recommend having a qualified electrician evaluate and either replace these outlets with 2-pronged outlets or establish a proper ground wires as necessary.
55) - One or more outlets show no power. Recommend having qualified electrician evaluate and repair. (See "Electric Service-Upstairs") for further related electrical concerns.
56) - No ground fault circuit interrupter (GFCI) devices (outlets or circuit breakers) are visible. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for outlets.

Class A GFCIs are for personnel protection and are supposed to trip at 4 ma to 6 ma.

Class B GFCIs are for equipment protection and are supposed to trip at 20 ma.

Bathroom - Upstairs
57) - No electric outlets in bathroom. Recomend having a qualified electrician evaluate and install a GFCI outlet where required.
58) - Tiles show deterioration in grout. Suggest repair or replace grout where worn or missing.
59) - Tub drains slowly. Recommend clearing drain.
60) - Flexible drain pipe is installed at one or more sink drains. This type of pipe accumulates debris more readily than standard, smooth pipe and is known to clog easily. Recommend having a qualified, licensed plumbing contractor replace this flexible pipe with standard drain components.
61) - Door binds in jamb and is difficult to operate. Recommend repairing door so it opens and closes easily.
62) - Caulk above tub at wall is deteriorated. Recommend removing old caulk and applying a new bead of tub-tile caulk where tub meets wall surface to prevent water damage to wall materials.
63) - Caulk below tub at floor is deteriorated. Recommend removing old caulk and applying a new bead of tub-tile caulk where tub meets flooring to prevent water damage to floor materials.
64) - Recommend caulking around the base of the tub faucet to prevent water damage to wall materials.

Bathroom - Main Floor
65) - Tiles show deterioration in grout. Suggest repair or replace grout where worn or missing.
66) - One or more bathrooms with a shower don't have an exhaust fan installed. Even if a window that opens exists, it may not provide adequate ventilation, especially during cold weather when the window is less likely to be opened. Recommend having a qualified contractor install an exhaust fan, duct and vent cap as per standard building practices in bathrooms with showers where missing.
67) - Tub drains slowly. Recommend clearing drain.
68) - Caulk needs repair around the base one or more tub faucets. Recommend applying a bead of caulk around the base of tub faucets where necessary.
69) - Caulk above tub at wall is deteriorated. Recommend removing old caulk and applying a new bead of tub-tile caulk where tub meets wall surface to prevent water damage to wall materials.
70) - Caulk below tub at floor is deteriorated. Recommend removing old caulk and applying a new bead of tub-tile caulk where tub meets flooring to prevent water damage to floor materials.
71) - Recommend caulking around the base of the tub faucet to prevent water damage to wall materials.

Laundry Room - In basement
72) - No ground fault circuit interrupter (GFCI) devices (outlets or circuit breakers) are visible. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for outlets.

Class A GFCIs are for personnel protection and are supposed to trip at 4 ma to 6 ma.

Class B GFCIs are for equipment protection and are supposed to trip at 20 ma.
73) - The clothes dryer is equipped with a plastic (vinyl) or 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 plastic or 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 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.html
74) - Laundry sink isn't anchored to wall or floor. Recommend having a qualified contractor securely anchor sink to wall and/or floor to prevent damage to water supply and/or drainage pipes and causing leaks.
75) - There is no exhaust fan in the laundry room. Recommend you install or have a professional install one. This will minimize any moisture and heat buildup in the room.

Dining Room
77) - Relatively few outlets are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. Recommend having a qualified electrician evaluate and install additional outlets as necessary and as per the current National Electric Code.
78) - One or more outlets are loose. This situation can cause sparking and possible shock hazard to occupants. Recommend having qualified electrician evaluate and repair so outlets are properly anchored.
79) - Minor cracks found in ceiling. Although these cracks appear cosmetic, suggest that a qualified dry wall contractor evaluate and recommend course of action.
80) - Wallpaper at northeast corner of room is peeling. This may be the result of a moisture situation at wall. Recommend having a dry wall contractor evaluate and repair, if required.

Living Room
81) - Relatively few outlets are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. Recommend having a qualified electrician evaluate and install additional outlets as necessary and as per the current National Electric Code.
82) - 2-pronged outlets rather than 3-pronged, grounded outlets are installed in one or more interior rooms. This limits the ability to use appliances that require a ground (computers and some other electronic appliances) in these areas. If client intends to operate electronic devices requiring a ground, then recommend having a qualified electrian evaluate and install grounded outlets where necessary and as per the current National Electric Code.
83) - Minor cracks found in ceiling. Although these cracks appear minor, recommend having a dry wall contractor evaluate and make recommendations.
84) - Floor slopes in one direction or is uneven throughout the room. This may be caused by the transition of floor from front porch area into living room

Sloping can be caused by foundation settlement and is normally not a problem with most homes, especially older homes. However consulting with a qualified carpenter or engineer would be suggested.

Uneveness of floors can be caused by failure of floor joists, movement of beams moving up or the house moving down. Again, consulting a carpenter or engineer would be prudent.

Bedroom #3 (upstairs on left)
85) - One or more open ground, 3-pronged outlets. Recommend having a qualified electrician evaluate and either replace these outlets with 2-pronged outlets or establish a proper ground wires as necessary.
86) - One or more hot-neutral reversed outlets. Recommend having a qualified electrician evaluate and repair as necessary.
87) - Relatively few outlets are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. Recommend having a qualified electrician evaluate and install additional outlets as necessary and as per the current National Electric Code.
88) - Door binds in jamb and is difficult to operate. Recommend repairing door so it opens and closes easily. Rubs against carpet.
89) - Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.

Bedroom #5 (upstairs straight ahead)
90) - One or more hot-neutral reversed outlets. Recommend having a qualified electrician evaluate and repair as necessary.
91) - Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.

Bedroom #2 (off of dining room)
92) - Relatively few outlets are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. Recommend having a qualified electrician evaluate and install additional outlets as necessary and as per the current National Electric Code.
93) - Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.

Bedroom #4 (upstairs on right)
94) - One or more open ground, 3-pronged outlets. Recommend having a qualified electrician evaluate and either replace these outlets with 2-pronged outlets or establish a proper ground wires as necessary.
95) - One or more hot-neutral reversed outlets. Recommend having a qualified electrician evaluate and repair as necessary.
96) - Relatively few outlets are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. Recommend having a qualified electrician evaluate and install additional outlets as necessary and as per the current National Electric Code.
97) - Window(s) won't lock. Recommend repairing locking hardware to allow window(s) to lock.
98) - Door binds in jamb and is difficult to operate. Recommend repairing door so it opens and closes easily.
99) - Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.

Bedroom #1 (Downstairs off living room)
100) - Relatively few outlets are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. Recommend having a qualified electrician evaluate and install additional outlets as necessary and as per the current National Electric Code.
101) - The window pully mechanism does not allow window to stay open. Suggest you obtain the services of a professional to repair or replace.
102) - One or more doors don't latch when closed. Recommend making repairs as necessary, such as adjusting latch plates or lockset mechanisms as necessary.
103) - Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.

Certified Home Inspection Report For:
Client(s):	Charles & Mary Smith
Property address:	6048 Roswell St. Coloma, MI. 49038
Inspection date:	06/08/2009

	Safety	Poses a risk of injury or death
	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
	Monitor	Recommend monitoring in the future
	Comment	For your information

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)