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Master Home Services, llc

Website: http://www.master-home-services.com
Email: Inspector@Master-Home-Services.com
Phone: (517) 223-9885
437 N Grand Ave 
Fowlerville, MI 48836
Inspector: Mark Schniers
State of Michigan, Department of Labor & Economic Growth Residential Builders License #2101091016 Issued 05-09-1990

 

Building Analysis Report

Client(s):  David & Courtney Grater
Property address:  258 Merrimack Dr.
Howell, MI 48843
Inspection date:  Sunday, April 13, 2014

This report published on Tuesday, April 15, 2014 11:59:41 AM EDT

This report is the exclusive property of Master Home Services 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
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
CommentFor your information
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Basement
Kitchen
Bathrooms
Interior rooms


General information
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Structures inspected: House common with attached garage
Type of building: Single family
Property owner's name: Allen Edwin Homes
Time started: 3:15 P.M.
Not occupied: No
Weather conditions: Partly sunny
Temperature: 76
Ground condition: Damp
Foundation type: Unfinished basement
1) Safety, Repair/Replace, Evaluate - A potential leak was found in black pipe elbow fitting from the gas meter to main trunk gas line. This is a safety hazard due to the risk of explosion. A qualified contractor and/or the gas utility company should evaluate and make repairs as soon as possible.
2) Safety, Repair/Replace, Evaluate - The gas meter is not secured to the structure. This is a safety hazard due to the risk mechanical damage and explosion. A qualified contractor and/or the gas utility company should evaluate and make repairs as soon as possible.
3) Repair/Replace, Evaluate - The sump pump discharge is not securely fastened to the structure A qualified contractor should evaluate and make repairs as necessary.
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Photo 3-1
 

Exterior
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Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stone veneer, Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel, Sliding glass
4) Safety, Major Defect, Repair/Replace - Porch footings appear to be significantly inadequate. Footings should be below grade and completely monolithic so adequate lateral support is provided by the soil. These appear to be a structural concern. The client(s) are strongly advised to hire qualified contractors and/or engineers as necessary for further evaluation.
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Photo 4-4
Resulting stress crack?

5) Safety, Repair/Replace, Evaluate - One or more GFCI electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored (front entrance.) Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
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Photo 5-1
 

6) Repair/Replace, Conducive conditions - One or more downspouts have no extensions, or have extensions that are ineffective. Repairs should be made as necessary.
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Photo 6-1
 

7) Repair/Replace, Conducive conditions - One or more gutter brackets are missing or not attached. A qualified contractor should install gutter brackets and downspouts where missing. Also, extensions such as splash blocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
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Photo 7-1
 

8) Repair/Replace - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
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9) Repair/Replace - The siding is buckled or bulging in one or more areas. Vinyl siding is 'hung', not nailed to allow for expansion and contraction with temperature variations. Also, a piece cut without expansion & contraction considered may fit at installation but may become 'tight' and buckle during warmer temperatures Areas of noticeable concern are on the south side, above 2nd floor windows and, on the west side above and between two egress windows. A qualified contractor should install/repair siding where necessary.
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Photo 9-1
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Photo 9-2

10) Repair/Replace - Siding is installed backwards in one or more areas where overlapping joints are not consistent in direction and does not conform with industry standard installation practices. A qualified contractor should install/repair siding where necessary.
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11) Repair/Replace - Aluminum fascia trim in one or more areas is buckled. Possible remedies would be to shorten the length of buckled aluminum, additional nailing, etc. A qualified contractor should install/repair siding where necessary.
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12) Repair/Replace - One or more air intake end caps are not fastened or caulked to structure. Their purpose is to provide combustion air for fuel burning appliances and keep out birds, rodents and insects. Vent cap(s) should be fastened and caulked to prevent moisture intrusion as necessary.
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Photo 12-1
 

13) Repair/Replace - The frame of this stationary window on north wall, 1st floor level is broken. Recommend having a qualified contractor replace the unit as the integrity of the units protective qualities may have been compromised.
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Photo 13-1
 

14) Repair/Maintain, Evaluate - The weather shield in this photo appears to be incomplete. This condition leaves the dwelling open to environmental intrusion such as bugs and moisture (rain, sow, etc). Recommend having a qualified technician evaluate and repair as necessary.
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Photo 14-1
 

15) Maintain, Conducive conditions - Caulk is missing in some areas and should be applied where necessary. Most notably are the tops of the vertical trim boards at windows (where water will enter behind siding) and support posts. For more information on caulking, visit The Ins and Outs of Caulking.
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Photo 15-3
Uncaulked, this will allow water to penetrate behind siding. If weather shield or other water repellent protection is missing or incomplete (as in a previous comment), the water and/or moisture will enter the dwelling, possibly leading to decay and/or mold.
 

16) Maintain, Conducive conditions - The exterior finish at entrance doors is missing. One or more doors is missing protective paint or stain exposing wood members to the environment. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and paint areas as needed and as per standard building practices.
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Photo 16-1
 

17) Comment, Conducive conditions - One or more downspouts terminate above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.
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Photo 17-1
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Photo 17-2

Roof
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Roof inspection method: Traversed, Viewed from ground with binoculars, Viewed from windows
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: New
Gutter & downspout material: Aluminum
Roof ventilation: Unable to determine (no access to attic spaces)
18) Repair/Replace, Evaluate, Conducive conditions - Roofing nails in one or more areas are exposed. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary such as applying sealant.
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19) Repair/Replace, Evaluate - Water diversion at wall/roof juncture appears to be inadequate. Recommend the installation of an industry standard water diversion such as in the 2 photo.
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20) Repair/Replace - Roof vents are damaged and may result in complete premature failure and inevitable leaks. A qualified contractor should replace flashings where necessary.and/or stressed possibly reducing their service life.
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Photo 20-1
 

Garage
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21) Safety, Repair/Replace, Evaluate - Gaps exist between the garage-house door when the door is closed. Weaher strip is missing. Fumes from the garage may enter living spaces as a result. A qualified contractor should evaluate and make repairs as necessary.
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Photo 21-1
 

22) Safety, Repair/Replace, Evaluate - The auto-reverse mechanism on the vehicle door opener requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
23) Safety, Repair/Replace - The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.
24) Repair/Replace - Weatherstrip at the sides of the vehicle door is not installed properly (tight and bulging). It should be repaired or replaced where necessary.
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Photo 24-1
 

Attic
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Inspection method: Viewed from hatch
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Cellulose loose fill
Insulation depth: 5-14"
Insulation estimated R value: 18-49
25) Repair/Replace, Evaluate, Conducive conditions - One or more attic vents are blocked by improperly installed baffles and insulation. Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.

NOTE: See result of A/C unit performance test in the HVAC section.
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26) Repair/Replace - Ceiling insulation is uneven in some areas. Recommend installing additional insulation where necessary to restore the intended R rating.
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27) Repair/Replace - 5/8" drywall attic access hatch cover is to large for opening and does not close properly.
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Photo 27-1
 

28) Minor Defect - No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
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Photo 28-1
 

Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 150
Service voltage (volts): 120/240
Location of main service switch: Service panel; Basement
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil Gas line (non-metalic)
Main disconnect rating (amps): 150
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
29) Repair/Replace, Evaluate - The seal for the metal ring securing the electric meter to its base is missing or broken. The utility company installs these seals. Recommend consulting with the property owner(s) about this and/or contacting the utility company to have one reinstalled.
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Photo 29-1
 

Water heater
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Estimated age: New
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Lochinvar
Model: PVN04040 200
30) Safety, Repair/Replace - The drain line to the water heater's temperature-pressure relief valve terminates less than 6 inches from the floor. This is a potential safety hazard due to the risk of explosion. A drain line that terminates less than 6 inches from the floor can result in the water heater exploding if or when the valve opens due to restricted venting. The drain line should be modified, and by a qualified contractor if necessary, so it terminates 6" from the floor.
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31) Repair/Replace - A water heater is installed without a drain spigot handle. Recommend having a qualified contractor install a handle to allow semi-annual maintenance of unit.
32) Comment - Serial #139A02213
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Photo 32-1
 

Heating and cooling
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Estimated age: New
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Manufacturer: Carrier
Model: 59SC2B060517--16
Filter location: In return air duct below furnace
33) Repair/Replace, Evaluate - The outside condensing unit is not level. Damage may occur if it is more than ten degrees off from level. A qualified contractor should evaluate and make repairs as necessary, such as replacing the pad that the condensing unit is installed on.
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Photo 33-1
 

34) Repair/Replace, Evaluate - Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an oversized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
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Photo 34-1
 

35) Repair/Replace - Insulation for the outside condensing unit's refrigerant line is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
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36) Repair/Replace - As a note to 'A/C supply air' concern, the A/C unit was activated. Starting temperature was 70*F. After running the unit for a period > than 1 hour, the temperature INCREASED to 71*F. The units shut down proceedure was uncommon at > 3 minutes.
37) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
38) Comment - Carrier furnace & A/C data labels
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Photo 38-1
Carrier Furnace Serial #3973A5252
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Photo 38-2
A/C Model
Serial

Plumbing and laundry
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Water pressure (psi): Adequate
Location of main water shut-off valve: Basement
Location of main water meter: Basement
Location of main fuel shut-off: Exterior; East wall
Water service: Public
Service pipe material: Polyethelene
Supply pipe material: Polyethelene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
39) Repair/Replace, Conducive conditions - The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
40) Comment - The clients should be aware that the service life of most sump pumps is between five and seven years depending on how much it operates.
Basement
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Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Bearing wall
Floor structure above: Engineered wood joists
Kitchen
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41) Repair/Replace, Evaluate - Unable to determine if the stove top's downdraft exhaust fan is connected or if any combustion exhaust system is installed and in working order. A qualified appliance technician should evaluate and repair if necessary.
42) Repair/Replace, Evaluate - The under-sink food disposal was noisy upon initial call. This may be caused by the plastic knock-out for the dishwasher drain system not being removed. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
43) Repair/Replace, Evaluate - Countertops are damaged and/or deteriorated in one or more areas. Granite pitted and likely to collect and distribute bacteria in food preparation area. A qualified contractor should evaluate and repair or replace countertops as necessary.
44) Repair/Replace - Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.
45) Comment - Corner cabinet vs. Lazy Susan cabinet may cause inconvenience when attempting to access stored items. Shelving or other components should be installed by a qualified contractor if desired.
Bathrooms
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46) Repair/Replace, Evaluate, Conducive conditions - One or more exhaust fans are installed in a non-professional manor (cosmetic.) A qualified contractor should evaluate and reinstall the fan or make repairs as necessary.
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Photo 46-1
 

47) Comment - Squeaky floors. See notes in Interior rooms section.
Interior rooms
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48) Repair/Replace, Evaluate - One or more air supply registers has a weak air flow, 2nd floor, hall bath/laundry (shared), NE bedroom closet, & master bed-bath. This and may result in an inadequate air supply for heating/cooling. Also there is only one heat register in the master bedroom that may be inadequate for the large room. Adjustable damper(s) in ducts may exist and be reducing the flow. If dampers exist, then they should be opened to attempt to balance air flow and increasing comfort. If the property owner(s) are unaware of such dampers, or if adjusting dampers does not improve the air flow, then a qualified heating/cooling contractor should evaluate and repair or make modifications as necessary.
49) Repair/Replace, Evaluate - Squeaking or creaking noises throughout structure. This 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. The squeaks at the time of the inspection were most noticeable in the garage entry hall, 1/2 bath & master bath, Recommend having a qualified contractor evaluate and repair as necessary.
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Photo 49-1
 

50) Repair/Replace - One or more windows that were built to open, will not open and/or close AS DESIGNED. Only two windows operate as designed. Those are located on the east (front -North) side of the dwelling, 2nd floor bedroom and game room (window previously replaced.) One window works marginally. It is located in the NE bedroom and is the unit furthest to the east. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily including re-latching from the tilt-in feature.
51) Repair/Replace - Lock mechanisms or locksets at one or more exterior entrance doors are inoperable and/or difficult to operate key catches.) A qualified contractor should evaluate and repair or replace locksets or lock mechanisms as necessary, so entry doors can be secured, and are easy to open, close and latch.
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Photo 51-1
 

52) Repair/Replace - The front exterior entrance door is damaged and should be replaced by a qualified contractor.
53) Repair/Replace - The kitchen sliding glass door does not interlock with stationary panel without manipulation. A qualified contractor should replace door(s) as necessary.
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