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Westshore Home Inspections

Website: http://westshorehomeinspections.com
Email: westshore262@gmail.com
Inspector's email: westshore262@gmail.com
Phone: (231) 578-4537
Inspector's phone: (231) 578-4537
P.O. Box 166 
Hart, MI. 49420
Inspector: Brian Stevens

  

Home Inspection Report

Client(s):  Erik & Cara Stevens
Property address:  104 Navajo Ave
Inspection date:  Monday, November 23, 2009

This report published on Tuesday, January 28, 2014 12:48:13 PM EST

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.
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:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeDamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Concern typeConducive 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
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas


General Information
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Report number: 18200911
Time started: 2pm
Time finished: 4pm
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy, Rain
Temperature: Cool
Ground condition: Damp
Payment method: Invoiced
Type of building: Single family
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present


Grounds
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Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete, Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete
1) The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. 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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2) The gravel driveway was in poor condition. Repairs should be made as necessary, such as filling holes or grading, and new gravel should be spread.
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3) Minor cracks, settlement, heaving and/or deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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Photo 3-1
 


Exterior / Foundation
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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Metal
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement
Foundation material: Poured in place concrete
Condition of floor substructure: Appeared serviceable
Pier or support post material: Bearing wall
Floor structure: Solid wood joists
Condition of the basement: Appeared serviceable
4) Damage Rot or water damage was found at one or more sections of trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
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5) Some sections of siding and/or trim were damaged. A qualified person should evaluate and repair, replace or install as necessary.
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6) Cracks or deterioration were 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.
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Roof / Attic
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): <10 yrs
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: Two
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es)
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Cellulose loose fill
Roof ventilation: Appears serviceable
7) The attic access hatch over the attached garage was not fire-rated. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. A hatch should be installed with a material that has a one hour fire rating, such as 5/8 inch Type X sheetrock.
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Photo 7-1
Attic hatch has a screen insert. Recommend having a solid hatch installed for fire safety and to prevent fire travel into the attic space.
 

8) Conducive conditions Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
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9) Conducive conditions Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
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10) Conducive conditions Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://bryophytes.science.oregonstate.edu/page24.htm
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11) Conducive conditions Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
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12) Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary.
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13) This asphalt or fiberglass composition roof surface had two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:

Removing existing roofing materials will significantly increase the cost of the next roof.
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14) All attic and roof structure sections more than 8 feet from the access hatch(es) were inaccessible due to possible damage to insulation, lack of permanent walkways. These areas are excluded from the inspection.
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Garage / Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Appeared serviceable
Type of garage: Solid core
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
15) No "photo eye" sensors were installed for one or more vehicle door's electric door opener. They've been required on all automatic door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
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16) Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.


Electric
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Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 100
System ground: Unable to determine
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of main disconnect: Top bank of breakers in main service panel (split bus)
Branch circuit wiring type: Nonmetallic sheathed
Condition of branch circuit wiring: Serviceable
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes
Carbon monoxide detectors present: Yes
Smoke detector power source: Battery
17) Dielectric connectors between water supply pipes were installed where the electric service may rely on metal water supply pipes for a grounding electrode. These connectors may have compromised the grounding electrode system and may pose a safety hazard for shock. A qualified electrician should evaluate and repair if necessary.
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18) Some wiring was loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
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19) One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
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20) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s). This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
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21) One or more wall-mounted electric switches were within reach of shower stalls. This is a safety hazard due to the risk of shock. At a minimum, the client should be aware of the shock hazard this represents and never operate such switches while showering. Ideally, a qualified electrician should evaluate and move switches as necessary, or a qualified contractor should make modifications as necessary so wall switches are unreachable from shower stalls.
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22) Some junction boxes were missing clamps. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.
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23) Some receptacles were broken. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.
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24) One or more bushings were missing from where wires enter holes in panel #A. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.
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25) One or more screws used to secure the to panel #A were pointed. This is a safety hazard for shock since the screw(s) may cut through the wire insulation and cause a short circuit. Long and/or pointed crews should be replaced as necessary with the correct screws. A qualified person should repair as necessary, such as moving conductors inside the panel, so screws don't come in contact with the conductors.
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26) Lamp holders or light fixtures with fully or partially exposed bulbs were installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
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27) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
28) One or more energized conductors in panel # A had white, gray or green insulation. Standard building practices require that insulation on such conductors be a color other than white, gray or green. Typically, black electric tape, ink marking pens or paint are used to identify such wires. A qualified electrician should evaluate and repair as necessary.
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29) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
30) The electric service to this property appeared to be rated at substantially less than 200 amps, and may be inadequate for the client's needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
31) The legend for overcurrent protection devices (breakers or fuses) in panel #A was substandard. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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32) Some electric receptacles were not evaluated because of furniture, stored items.


Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: south east corner of basement
Location of main water shut: At meter
Water service: Public
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut: at meter
33) The gas meter, main shut-off valve and/or fittings were located less than three feet from a window that opens. This is a potential safety hazard. The gas utility and/or a qualified person should evaluate and repair as necessary.
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34) One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
35) One or more outside faucets were leaking. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.
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36) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
37) One or more outside faucets were not the "frost-free" design, and are more likely to freeze during cold weather. Recommend having a qualified plumber upgrade these with frost-free faucets to prevent freezing and pipes bursting.
38) A water softener system was installed on the premises. No evaluation of this system was performed during the inspection. The client should consult with the seller on this system to determine its condition, required maintenance, age and expected remaining life, etc. *** The water softener system was disconnected from the plumbing system. ***
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Water Heater
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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: 11 yrs
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Rudd
Water temperature (degrees Fahrenheit): 112
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
39) The outer flame shield for the water heater combustion chamber was loose. This is a potential fire hazard. A qualified person should repair or replace as necessary.
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Heating
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Forced air
Fuel type: Natural gas
Approximate BTUs: 105,000
Manufacturer: Sterwart Warner
Model: 32 yrs
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler14 X 25 X 1
40) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
41) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
42) The following conditions were found in the burner chamber: misc debris. A qualified contractor should evaluate and repair as necessary.
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43) The v-belt for the air handler's blower motor and fan was loose. A qualified person should repair or replace as necessary.
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44) One or more air filters were dirty. A qualified person should filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
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Cooling / Heat Pump
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Type: Split system
Manufacturer: Rheem
Condition of distribution system: Appeared serviceable
45) The air handler's condensate tray was leaking. Equipment damage, or water damage to surrounding structures may occur as a result. A qualified contractor should evaluate and repair as necessary.
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46) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
47) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. The inspector was unable to determine the age of this system. The client should be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.
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48) 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 cooling system.


Fireplaces / Stoves / Chimneys
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
Condition of fireplaces, stoves: Appeared serviceable
Location #A: living room
Fireplace type: Prefabricated
Fuel type: Wood
Condition of chimneys: Required repair, replacement and/or evaluation (see comments below)
Chimney type: Metal
49) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.


Kitchen
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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Near end of service life
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built: Appeared serviceable
50) The range can tip forward, and no anti-tip bracket appeared 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
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51) The estimated useful life for most kitchen appliances is 10 to 15 years. The following appliances appeared to be near this age and/or their useful lifespan and may need replacing at any time: dishwasher. Recommend budgeting for replacements in the near future.
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52) Some counters showed moderate wear.
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53) Some cabinet surfaces, drawers and/or doors showed minor wear.
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Bathrooms / Laundry / Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Main / master bath
Location #B: laundry / half bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Not determined
54) Conducive conditions Moderate deterioration or damage was found in the tiled shower enclosure, including loose tile. A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed.
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55) Leaking or dripping was found at the sink spout at location #A. A qualified plumber should evaluate and repair as necessary.
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56) Significant corrosion was found at the sink drain pipes at location #A. Corroded pipes may be near or beyond their service life. A qualified plumber should evaluate and repair or replace as necessary.
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57) Leaking or dripping was found at the shower supply valves at location #A. A qualified plumber should evaluate and repair as necessary.
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58) The shower diverter valve at location #A was defective. A significant amount of water came out of the bathtub spout when the shower was turned on. Water will be wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary.
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59) Conducive conditions Caulk was deteriorated, stained around the shower walls at location #A . A qualified person should repair as necessary.
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60) Cabinet surfaces, drawers and/or doors showed minor wear at location #A.
61) laundry / half bath was not accessible due to animals occupying the room. The laundry / half bath was not evaluated.


Interior Rooms / Areas
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Wood, Metal
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Wood, Single pane, Casement, Double hung
Condition of windows: Appeared serviceable
Wall type or covering: Plaster
Condition of walls: Appeared serviceable
Ceiling type or covering: Plaster
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Vinyl
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
62) Some windows were water damaged. A qualified person should evaluate and repair or replace as necessary.
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63) Some interior doors were misaligned. A qualified person should evaluate and repair as necessary.
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64) Thresholds at one or more exterior doors are deteriorated. A qualified person should repair, replace or install as necessary.
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65) Some interior doors were damaged. A qualified person should repair or replace as necessary.
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66) Vinyl flooring was damaged, deteriorated in some areas. A qualified person should repair or replace as necessary.
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67) Carpeting in some areas was stained. A qualified contractor should replace as necessary
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68) Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
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69) Minor cracks and/or holes were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
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Westshore Home Inspections 231-578-4537