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Tricor Inspection LLC

Phone: (248) 981-7721
5785 Putnam Dr 
West Bloomfield MI 48323-3727
Inspector: Todd Beekman


Property Inspection Report
Client(s): Sample
Property address: Wards Point, Orchard Lake, MI
Inspection date: 3/27/2010
This report published on Friday, April 02, 2010 9:22:05 AM EDT

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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.

(Please read carefully)

THIS AGREEMENT is made and entered into by and between TRICOR Inspection LLC, referred to as "Inspector", and Sample Report, referred to as "Client".
In consideration of the promise and terms of this Agreement, the parties agree as follows:
1. The client will pay the sum of $750 for the inspection of the Property, being the residence, and garage or carport, if applicable, located at Wards Point, Orchard Lake, MI.
2. The Inspector will perform a visual inspection and prepare a written report of the apparent condition of the readily accessible installed systems and components of the property existing at the time of the inspection. Latent and concealed defects and deficiencies are excluded from the inspection.
3. The parties agree that the Nachi (National Association of Certified Home Inspectors) "Standards of Practice" (the "Standards") shall define the standard of duty and the conditions, limitations, and exclusions of the inspection and are incorporated by reference herein. A copy of the Standards is included with this report at: If the state where the inspection is performed imposes more stringent standards or administrative rule, then those state standards shall define the standard of duty and the conditions, limitations and exclusions of the inspection.
4. The parties understand and agree that the Inspector and its employees and its agents assume no liability or responsibility for the costs of repairing or replacing any unreported defects or deficiencies either current or arising in the future or any property damage, consequential damage or bodily injury of any nature. If repairs or replacement is done without giving the Inspector the required notice, the Inspector will have no liability to the Client. The client further agrees that the Inspector is liable only up to the cost of the inspection.
5. The parties agree and understand the Inspector is not an insurer or guarantor against defects in the structure, items, components or systems inspected. INSPECTOR MAKES NO WARRANTY, EXPRESS OR IMPLIED, AS TO THE FITNESS FOR USE, CONDITION, PERFORMANCE OR ADEQUACY OF ANY INSPECTED STRUCTURE, ITEM, COMPONENT, OR SYSTEM.
6. If Client is married, Client represents that this obligation is a family obligation incurred in the interest of the family.
7. This Agreement, including the terms and conditions, represents the entire agreement between the parties and there are no other agreements either written or oral between them. This Agreement shall be amended only by written agreement signed by both parties. This Agreement shall be construed and enforced in accordance with the laws of the State of Michigan, and if that state laws or regulations are more stringent than the forms of the agreement, the state law or rule shall govern.
8. Systems, items, and conditions which are not within the scope of the building inspection include, but are not limited to: radon, formaldehyde, lead paint, asbestos, toxic or flammable materials, molds, fungi, other environmental hazards; pest infestation; security and fire protection systems; household appliances; humidifiers; paint, wallpaper and other treatments to windows, interior walls, ceilings and floors; recreational equipment or facilities; underground storage tanks, energy efficiency measurements; concealed or private secured systems; water wells; heating system heat exchangers, flue interiors, accessories (humidifier); solar heating systems; sprinkling systems; water softener; central vacuum systems, telephone, intercom or cable TV systems; antennae, lightning arrestors, trees or plants; governing codes, ordinances, statutes and covenants and manufacturer specifications. Client understands that these systems, items and conditions are excepted from this inspection. Any general comments about these systems, items and conditions of the written report are informal only and DO NOT represent an inspection.
9. The Inspection and report are performed and prepared for the sole and exclusive use and possession of the Client. No other person or entity may rely on the report issued pursuant to this Agreement. In the event that any person, not a party to this Agreement, makes any claim against Inspector, its employees or agents, arising out of the services performed by Inspector under this Agreement, the Client agrees to indemnify, defend and hold harmless Inspector from any and all damages, expenses, costs and attorney fees arising from such a claim.
10. The Inspection will not include an appraisal of the value or a survey. The written report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind.
11. In the event of a claim by the Client that an installed system or component of the premises which was inspected by the Inspector was not in the condition reported by the Inspector, the Client agrees to notify the Inspector at least 72 hours prior to repairing or replacing such system or component. The Client further agrees that the Inspector is liable only if there has been a complete failure to follow the standards adhered to in the report or State law. Furthermore, any legal action must be brought within two (2) years from the date of the inspection or will be deemed waived and forever barred.
12. This inspection does not determine whether the property is insurable.
13. Exclusions of systems normally inspected: See report.

Client has read this entire Agreement and accepts and understands this Agreement as hereby acknowledged. X_______Signature on file.
Client acknowledges the standards of practice which applies. Inspectors Address: 5785 Putnam Drive West Bloomfield, MI 48323
License #: 2101105450
Client agrees to release reports to their Realtor.


1. Apparent Condition: Systems and components are rated as follows:
SATISFACTORY - Indicates the component is functionally consistent with its original purpose but may show signs of normal wear and tear and deterioration.
MARGINAL - Indicates the component will probably require repair or replacement anytime with in five years.
POOR - Indicates the component will need repair or replacement now or in the very near future.
MAJOR CONCERNS - A system or component that is considered significantly deficient or is unsafe.
SAFETY HAZARD - Denotes a condition that is unsafe and in need of prompt attention.
2. Installed systems and components: structural components; exterior; interior; roofing; plumbing; electrical; heating; central air-conditioning (weather permitting); insulation and ventilation.
3. Readily accessible systems and components: only those systems and components where Inspector is not required to remove personal items, furniture, equipment, soil, snow, or other items which obstruct access or visibility.

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 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in servicable condition 
CommentFor your information 

Structural Pest Inspection Concerns
Concerns relating to the structural pest inspection are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
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

Table of Contents
General information
Garage X3
Electric service
Water heater X2
Heating and cooling X3
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Interior rooms
General information Return to table of contents
Report number: 10327F1
Inspector's Name: Todd Beekman
Type of building: Single family
Time started: 8:50
Time finished: 2:30
Inspection Fee: 750
Payment method: Cash
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Clear
Temperature: Cold 33F
Ground condition: Dry
Front of structure faces: South
Foundation type: Finished basement
The following items are excluded from this inspection: Security system, Irrigation system, Low voltage outdoor lighting, Built-in sound system, Intercom system
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Expanded insulation foam system (EIFS)
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete, Paving stones
Exterior door material: Solid core fiberglass
2) Guardrails are loose and/or wobbly on both balcony's. This is a safety hazard as the glass is heavy and the soft untreated wood is now unstable from the load. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached with the properly rated exterior wood, engineered wood, steel, or equivalent.

Photo 38  
Both balcony's have deteriorated railings. The wood used for this purpose should be treated or engineered wood for exterior use. This wood is soft and unstable and should be replace immediately.

3) One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

Photo 12  
Side garage entry door

4) Birds are nesting in the gutter area of the rear roof slope next to the turret return.

Photo 5  

5) 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.

Photo 11  

6) 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.

Photo 7  

7) One or more outside faucets were not evaluated due to their being winterized and are excluded from this inspection.

Photo 6  

Photo 8  

8)   Efflorescence (a white powdery substance) was observed on the brick in several places that needs to be acid washed. This was a new construction issue that was not resolved.

Photo 2  

Photo 3  

9)   There are two areas that need landscape repair

Photo 9  
at the lot line

Photo 10  
erosion next to the garage steps
Roof Return to table of contents
Roof inspection method: Viewed from ground with binoculars
Roof type: Cross-hipped, Pyramidal
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 5 yrs
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
10) Debris has 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 structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

Photo 13  
back side of front garage
Garage X3 Return to table of contents

11) 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.
12) All of the garages were clean and all electrical and mechanicals were functioning properly
Attic Return to table of contents
Inspection method: Viewed from hatch
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill, Fiberglass roll or batt
Insulation depth: 14 inches
Insulation estimated R value: 37
13) 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.
14) No organic growth, vermin, or insects infestations were observed in the attic space.

Photo 34  
Electric service Return to table of contents
Primary service type: Underground
Service amperage (amps): 400
Service voltage (volts): 120/240
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
15) One or more clamps that secure the electric service's grounding electrode and/or bonding conductor(s) to pipe(s) are loose. Grounding and/or bonding may be inadequate as a result and may be a safety hazard for shock. A qualified electrician should evaluate and repair as necessary.

Photo 25  
Bonds at water meter

16) Both of the 200 amp electric distribution service panels are in good working order.

Photo 23  
Left panel

Photo 24  
Right panel
Water heater X2 Return to table of contents
Estimated age: 5 yrs
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 48 gal
Water temperature (degrees Fahrenheit): 128.8
17) The heater in the main floor furnace room is missing the burner compartment cover.

Photo 27  
Same unit - closer picture

Photo 26  

Photo 28  
Heater unit is good, Ref picture only, location: water meter room.

18) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:

Photo 31  
Heating and cooling X3 Return to table of contents
Estimated age: 5 yrs
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
Filter location: In return air duct below furnace
Last service date: Unknown
19) The flue inducer fan motor is noisy for the main floor furnace suggesting possible armature wear. A contractor service call is necessary to evaluate.

Photo 15  

20) All furnace filters should be replaced.
21) The humidifiers on the main floor and second story furnaces had a water leak at the bottom of the unit.

Photo 14  
Main floor furnace

Photo 32  
2nd story furnace

22) No carbon monoxide was observed in the building.

Photo 29  
Plus or minus "1" in the normal operating tolerance for this CO meter. Therefore, this reading is viewed as "000",

23) 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 three cooling systems.
24) The humidistat control for the humidifier should be set to ~35% during the winter heating season and the duct bypass lever or knob set to 'high' or 'winter' if applicable.
During the summer cooling season, the humidistat control should be set to 'off' and the duct bypass lever or knob set to 'low' or 'summer'.

Photo 33  
Same controls for both furnaces that have humidification
Plumbing and laundry Return to table of contents
Water pressure (psi): 58
Location of main water shut-off valve: front wall of basement
Location of main water meter: same
Location of main fuel shut-off:
Visible fuel storage systems:
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
25) 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.
26) Portions of the plumbing system are concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected. A camera scoping of the sewer drain, and storm drain if applicable, from the house to the street is recommended to insure there are no blockages, roots, or collapse of the drain.
27) A sump pump is installed on the premises. This may indicate that water accumulates inside or below the structure. Recommend asking the property owners how often the sump pump operates and for how long at different times of the year. Also, the clients should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how much it operates.

Photo 18  
Both sump pumps operated properly. This pump location: Main floor furnace room.
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Metal prefabricated
Chimney type: Metal
28) Both of the gas log fireplaces operated correctly.
Basement Return to table of contents
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Steel
Beam material: Steel
Floor structure above: 2x6 tongue and groove
29) Organic growth was observed in the main floor furnace room located in the basement. This was caused from water that leaked from the humidifier. Several areas of the base molding and the drywall are damaged. Immediate testing and corrective action/remediation by a licensed contractor is necessary.

Photo 16  

Photo 17  

Photo 19  
The moisture meter indicates the wall and wood are dry at the time of inspection.

Photo 22  
Kitchen Return to table of contents

30) 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.

Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.

Photo 30  

31) The under-sink food disposal is noisy. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.

Photo 21  

32) All of the kitchen appliances are in good working order.
Bathrooms Return to table of contents

33) The plunger lever seal has an active leak in the lower level bathroom sink. A qualified plumber should evaluate and repair as necessary.

Photo 20  
Loc: sink in lower level bathroom

34) The plunger in the south west bathroom sink does not close all the way to hold water.

Photo 40  
Interior rooms Return to table of contents

35) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
36) One or more sliding glass doors are difficult to open or close. A qualified contractor should evaluate and repair or replace door(s) as necessary.
37) 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.

Photo 35  

38) One or more locksets are loose and should be tightened, repaired and or replaced as necessary.
39) ceiling light fixtures need repair or adjustment.

Photo 36  

Photo 37  

40) Minor cracks were found in ceilings 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.

• Monitor: Radon gas is a naturally occurring gas that is invisible, odorless and tasteless. A danger exists when the gas percolates through the ground and enters a tightly enclosed structure (such as a home). Long term exposure to high levels of radon gas can cause cancer. The Environmental Protection Agency (E.P.A.) states that a radon reading of more than 4.0 picocuries per liter of air represents a health hazard. A radon evaluation is beyond the scope of this inspection (unless specifically requested). For more information, consult with TRICOR Inspection for testing information and cost, or the Environmental Protection Agency (E.P.A.) for further guidance.

• Monitor: Carbon monoxide is a colorless, odorless gas that can result from a faulty fuel burning furnace, range, water heater, space heater or wood stove. Proper maintenance of these appliances is the best way to reduce the risk of carbon monoxide poisoning. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.) for further guidance. It would be wise to install carbon monoxide detectors within the home.

Basement Leakage
• Monitor: No evidence of moisture penetration was visible in the basement at the time of the inspection. It should be understood that it is impossible to predict whether moisture penetration will pose a problem in the future. The vast majority of basement leakage problems are the result of insufficient control of storm water at the surface. The ground around the house should be sloped to encourage water to flow away from the foundation. Gutters and downspouts should act to collect roof water and drain the water at least five (5) feet from the foundation or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation are the most common source of basement leakage. Please refer to the Roofing and Exterior sections of the report for more information.
In the event that basement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step. Please beware of contractors who recommend expensive solutions. Excavation, damp-proofing and/or the installation of drainage tiles should be a last resort. In some cases, however, it is necessary. Your plans for using the basement may also influence the approach taken to curing any dampness that is experienced.