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StepByStep Home Services LC Home Inspection Report | |
| Client(s): | xxxxxxxxx |
| Property address: | xxxxxxx xxxxxx, MI |
| Inspection date: | Thursday, May 31, 2007 |
Duty to the Public
1. The NACHI Inspector shall abide by the Code of Ethics and substantially follow the NACHI Standards of Practice.
2. The NACHI inspector will not engage in any practices that could be damaging to the public or bring discredit to the home inspection industry.
3. The NACHI Inspector shall be fair, honest, impartial, and act in good faith in dealing with the public.
4. The NACHI Inspector will not discriminate in any business activities on the basis of race, color, religion, sex, national origin, familial status, sexual orientation, or handicap and shall comply with all federal, state and local laws concerning discrimination.
5. The NACHI Inspector shall be truthful regarding his/her services & qualifications.
6. The NACHI Inspector will have no undisclosed conflict of interest with the client, nor will the NACHI Inspector accept or offer any undisclosed commissions, rebates, profits, or other benefit.
7. The NACHI Inspector shall always act in the interest of the client, unless doing so violates a law, statute, or this Code of Ethics.
8. The NACHI Inspector shall use a written contract that specifies the services to be performed, limitations of services, and fees.
9. The NACHI Inspector shall comply with all government rules and licensing requirements of the jurisdiction where he/she conduct business.
10. The NACHI Inspector shall not offer to perform repairs on the property that was inspected for a period of 12-months from the time of the initial inspection.
Duty to Continue Education
1. The NACHI Inspector will comply with NACHI's current Continuing Education Requirements.
2. The NACHI Inspector shall pass the NACHI's Online Inspector Exam once every calendar year.
Duty to the Profession and NACHI
1. The NACHI Inspector will strive to improve the Home Inspection Industry by sharing his/her lessons and/or experiences for the benefit of all. This does not preclude the Inspector from copyrighting or marketing his/her expertise to other Inspectors or the public in any manner permitted by law.
2. The NACHI Inspector shall assist the NACHI leadership in disseminating and publicizing the benefits of NACHI membership.
3. The NACHI Inspector will not engage in any act or practice that could be deemed damaging, seditious, or destructive to NACHI, fellow NACHI members, NACHI employees, leadership or directors. Member(s) accused of acting or deemed in violation of such rules shall be reviewed by the Ethics committee for possible sanctions and/or expulsion from NACHI.
 | 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 |
 | Monitor | Recommend monitoring in the future |
 | 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
Exterior
Roof
Garage
Electric Service
Water Heater
Heating
Cooling
Plumbing and Laundry
Fireplaces, woodstoves and chimneys
Kitchen
Breakfast Nook
Living Room
Interior Rooms
Master Bathroom
Bedroom 3
Bathroom 1 Off Laundry
Bathroom 2 Upstairs
Basement
Attic
Crawl Space
| General Information | Return to table of contents |
One or more leaks were found in gas supply lines, fittings and/or valves at the hot water heater. 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. I turned the gas off at the exterior of the home.
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Structures built prior to 1979 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(s) 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 these websites:| Exterior | Return to table of contents |
One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
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One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
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One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
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The drain tile at the exterior downspout of sump drain is crushed and no longer functional. Recommend repairs by a licensed contractor.
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Moderate cracks and/or deterioration found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar, replacing bricks and/or sections of veneer. Photo 17 |
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Minor cracks were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future. Photo 22 |
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The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
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A shutter at the front of the home is loose where the fastener is not long enough to attach it to the brick. Recommend installing a longer fastener or using an epoxy to attach the shutter to the wall. These gaps are typical areas for bees or hornets nests.
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An outside faucet handle at the rear of the home is not properly attached. Recommend installing a new handle to allow for proper function.
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One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.
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The front porch is cracked and should be patched with cement or hydraulic cement to prevent further deterioration. This crack does not present a trip hazard.
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Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
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Window glazing putty at one or more windows is missing and/or deteriorated. Putty should be replaced and/or installed where necessary. For more information on replacing window putty, visit: http://www.oldhouseweb.com/stories/Detailed/12216.shtml
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Several areas at the right side of the home has what appears to be a type of fungus growing on it. Recommend using a siding cleaner such as Siding OX and stiff brush available at your local hardware store.  Photo 24 |
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| Roof | Return to table of contents |
A section of the roof near the chimney dips and may prevent water from shedding off the surface. Recommend repairs such as replacing sheathing to allow for a proper slope and water flow.
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A downspout over the garage terminates directly on the surface. This can cause the shingles in this area to deteriorate quickly by washing the granuals off the shingles. Recommend extending the downspout to the gutter below.
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| Garage | Return to table of contents |
One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.  Photo 27 |
Minor cracks were seen at the garage slap. Recommend sealing cracks with concrete of hydraulic cement.
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Hardware that fastens the garage door opener to the roof structure is missing a bolt. Recommend installing a bolt where is is connected to the truss bottom cord.
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| Electric Service | Return to table of contents |
Conductors that are connected to circuits should be marked black or red to identify them as hot conductors. This photo shows a white (typically neutral) conductor conned directly to a circuit. Recommend marking conductor with red or black marker or tape.
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Insulation on conductors should not extend more than one inch into the main panel. Recommend removing insulation so that is does not extend too far into the panel.
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| Water Heater | Return to table of contents |
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Corrosion was found in one or more areas on the water heater where the dielectric union is damaged or installed improperly. Recommend repairs to prevent further corrosion and possible water leaks.
 Photo 75 |
| Heating | Return to table of contents |
The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Air handler filter(s) is damaged and should be replaced now. This type of filter generally lasts up to 10 months. Recommend checking the filter every three months and replacing when excessively dirty in the future.
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The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) 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. This servicing should be performed annually in the future.
Because of the excessive gas leak at the hot water heater I was unable to test the furnace flames. The furnace heating was not evaluated.
| Cooling | Return to table of contents |
Vegetation such as trees, shrubs and/or vines are too close to the outdoor condensing unit. Standard building practices require that there be at least 12 inches of clearance on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Vegetation should be pruned and/or removed as necessary to maintain these clearances.
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| Plumbing and Laundry | Return to table of contents |
The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
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| Fireplaces, woodstoves and chimneys | Return to table of contents |
A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should clean now and annually in the future.
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The fireplace doors are loose where a bolt is either not properly secured or stripped. Recommend repairs to allow for proper function.
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The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.
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Flashing at the base of the chimney is not in contact with the brick causing a gap. Recommend repairs such as adding caulk to prevent water from entering the attic area.
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| Kitchen | Return to table of contents |
The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
The bottom door on the range is loose where the hardware is loose or bent. Recommend repairs such as bending hardware back into place or replacing.
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The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices. Photo 40 |
The window in front of the sink does not open all the way and catches on the overhang flashing at the exterior. Recommend repairing the flashing to allow for proper function.
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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.
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Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
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| Breakfast Nook | Return to table of contents |
Evidence of a past water leak was seen at the ceiling. This area was tested with a Wagner MMC moisture meter and was dry at the time of the inspection.
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One or more doors will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets or adjusting hinges.
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| Living Room | Return to table of contents |
Lock mechanisms on one or more windows or patio doors are missing and/or damaged so that they are inoperable or loose. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
 Photo 49 |
| Interior Rooms | Return to table of contents |
Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. 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:
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. Photo 56 |
One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary. Photo 59 |
One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily. Photo 57 |
Glass in one or more windows is broken. A qualified contractor should replace glass where necessary. Photo 58 |
Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
| Master Bathroom | Return to table of contents |
One or more light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions. Photo 93 |
Grout around the shower floor/wall is damaged or deteriorated.Recommend repairs such as applying caulk to prevent water from entering behind the shower pan and deteriorating the flooring.
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One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
| Bedroom 3 | Return to table of contents |
The cover plate is missing where cable enters this room. Recommend installing a proper cable plate.
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| Bathroom 1 Off Laundry | Return to table of contents |
Grout is cracked on the tiles near the toilet. Recommend repairs such as regrouting tiles to prevent water entry.
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| Bathroom 2 Upstairs | Return to table of contents |
Caulk is missing or deteriorated along the hot and cold water fixtures. Recommend applying caulk to prevent water entry.
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One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
The bathtub drain does not prevent the water from draining when in the up position. Recommend adjusting the drain for proper function.
The shower plate is not securely fasted to the wall and moves around when the shower valve is operated. Recommend repairs such as tightening the screw to allow for a firm attachment to the shower wall.
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| Basement | Return to table of contents |
An organic growth was seen at two areas of the basement. Recommend evaluation by a certified mold specialist to determine what type of growth it is and how to remove it. Photo 69 |
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Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and/or efflorescence on the walls where rod holes are leaking. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include: Photo 66 |
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The basement is partially finished preventing a full evaluation of those walls and ceiling areas obstructed by drop ceiling and panels.
| Attic | Return to table of contents |
The roofs sheathing has a dip or sag over the garage and home. This can be the result of several things such as inadequate ventilation causing the sheathing to buckle, sheathing that is undersized for the truss span of 24" or sheathing that is installed without a proper gap or H clips. When the roof covering (shingles) are replaced I recommend the sheathing be replaced throughout to prevent this dip in the sheathing.
Sheathing at the drip edge of the garage is rotten and not properly fastened to the roof causing an excessive dip where the roof is lower in the middle and high at the ends. Sheathing in this area should be replaces and properly fastened. Recommend evaluation and repairs by a licensed contractor.
Most of the roofs sheathing is water damaged and buckles causing the roof to dip in several areas. Recommend repairs or replacement over the entire roof structure.
Sheathing is damaged in the garage and home attic. Recommend replacement of damaged sheathing by a qualified contractor to prevent further damaged which may be caused by snow accumulation.  Photo 29 |
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The ceiling insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation (three inches) as per standard building practices for better energy efficiency.
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One or more attic vents are blocked by insulation and/or debris. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase moisture levels in the attic. Repairs should be made as necessary, such as moving insulation or debris, so vents are unobstructed.
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Stains were visible on the roof structure at the home and garage. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
 Photo 30 |
The roofs sheathing is missing H clips and does not have a gap between each panel. While H clips were not used in the 60's a gap should have been maintained to allow for expansion and contraction. When the roof sheathing is replaced H clips should be installed to allow for a proper gap and additional support.
| Crawl Space | Return to table of contents |
The crawlspace has a deep trench where the soil was not backfilled during construction. Backfilling allows for support to the basement walls and adds strength to the structure. Recommend adding soil and gravel to the area of the crawlspace that is not backfilled. A licensed contractor should perform this to ensure the soil is properly graded and gravel is added.
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Steel support posts are not securely fastened to the footing below. This is a safety hazard since they can separate during a seismic event. A qualified contractor should evaluate and make repairs as necessary, such as installing a properly sized support.
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Evidence of prior water intrusion was found in one or more sections of the crawl space substructure. These areas tested try at the time of the inspection however the floor structure is damaged or deteriorated and in need of replacement by a licensed contractor.
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The stove vent is excessively long and touching the crawl floor. This may cause the vent to deteriorate from moisture. Recommend trimming foil vent by a licensed contractor using proper connectors and clamps.
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One or more crawl space vent screens are blocked by soil, debris, insulation, stored items or removable panels. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. Materials or items blocking vents should be removed.
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The vapor barrier needs repair. Exposed soil was found in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should make repairs as necessary so no exposed soil exists. Standard building practices require the following: Photo 78 |
An opening was seen at the sump pump discharge line where it exits the home. Recommend sealing hole to prevent mice from entering the crawlspace.
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Insulation on air supply vents is deteriorated and/or missing in one or more areas. Recommend repairing or installing insulation on vent pipes where necessary for better energy efficiency.
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