Home Inspections of USA


Home Inspection Report
Client(s): Sample Report
Property address: Any St.
Any Town, MI.
Inspection date: 7/4/2011
This report published on Friday, October 12, 2012 5:38:43 PM EDT

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Thank you for choosing Home Inspections of USA to perform your Home Inspection. We trust the experience will be both useful and enjoyable.

Please feel free to contact us with any questions about the report or the home itself any time. Our consulting service via telephone is available at no cost to you for as long as you own the home.

For anyone looking for Companies/Contractors for services, please feel free to visit our Web site http//www.homeinspectionsusa.us and view our "Service Providers" page at the bottom left corner of our home page.

Thanks again for allowing us to work with you!

Team Sherlock - John, Laurie and Brandon Springstead


Home Inspection - $ 359.00
Crawl Space Inspection - $ 49.00
Well Flow Test/Samples - $ 199.00
Septic Inspection - $ 199.00
Radon Inspection - Not requested
Air Quaility Testing - Not requested
Total Inspection Cost - $ 806.00
Multi Inspection Discount - ( $ 199.00 )
Total Inspection Fee - $ 607.00 Pd. @ time of inspection.

We accept Visa/Mastercard and checks.

Home Inspections of USA
1752 N.E. Torch Lake Dr.
Central Lake, MI. 49622

What Really Matters ?

Buying a new home can be very stressful. This inspection is supposed to give you peace of mind, but often has the opposite effect. You are being asked to absorb a lot of information in a very short time. This includes this report and what I may say in regards to this report. Also the sellers disclosure and what you notice yourself may make the whole experience overwhelming. What should you do?
Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:

1) Major defects. An example of this would be a structural failure.
2)Thing that lead to major defects. A small roof-flashing leak for example.
3)Things that may hinder your ability to finance, legally occupy, or insure
the home.
4)Safety hazards, such as an exposed, live buss bar at the electric panel.

Anything in these categories should be addressed. Often a serious problem can be corrected inexpensively to protect both life and property. (especially in categories 2 and 4)
Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. [red]Don't kill your deal over things that don't matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items.[red\] Thank you for using our services!

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 
CommentFor 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.asp

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Interior rooms
General information Return to table of contents
Report number: 010705
Structures inspected: House & Garage
Type of building: Single family
Age of building: 17+-
Property owner's name: Warren
Time started: 11:30 a.m.
Time finished: 2:45 p.m.
Inspection Fee: $ 607.00
Payment method: Check
Present during inspection: Client(s), Property owner(s), Realtor(s)
Occupied: No, but furnishings and stored items are present
Weather conditions: Cloudy
Temperature: Cool
Ground condition: Damp, Frozen
Foundation type: Crawlspace
The following items are excluded from this inspection: Irrigation system, Sport court
1) Professionally constructed home that appears to have been well maintained. Although listing sheet showed home being built in 1985, all dated components including windows, water heaters and air conditioning were built in 1990.
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
2) Noted lake pump system which was winterized at time of inspection. Control box is located in corner of garage.
GFCI outlet feeding pump did not trip properly when tested. Recommend replacement.

Photo 2  

3) Overall grading and gutters appeared proper for directing water away from foundation.

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4) Driveway is poured concrete which appeared in good condition with normal minor cracking.

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5) Noted tennis court in back yard.

Photo 63  
Drain field area.
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: Original ( 17+- )
Gutter & downspout material: Plastic
Roof ventilation: Adequate
6) Noted plumbing vent boots are showing age, with one being fully deteriorated which will allow moisture to entry. Recommend repairs or replacements.

Photo 10  
Rotted boot rubber.

Photo 13  

7) Gutters are PVC type which are typically installed by amateurs. Noted gutters are quite dirty and in need of proper adjustment for water to flow properly.
Also noted gutter downspouts could be diverted away from house more.
May want to consider professionally installed aluminum seamless gutters for minimal investment.

Photo 12  
Standing water in lakeside gutters.

Photo 14  

8) Shingles appeared professionally installed and aging properly. Due to age and type, life expectancy should be 5-10 years.

Photo 8  

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Garage Return to table of contents

9) Two car attached with 2 single wide overhead doors. Auto openers with down pressure safety reverse in operating condition. Outlets tested were GFCI protected.

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Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service voltage (volts): 120/240
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
10) Noted one junction box in crawl missing proper cover plate.

Photo 47  

11) Main service panel appears professionally installed and maintained.
All outlets tested were properly grounded. All GFCI protected receptacles tripped properly when tested.
Noted one breaker double tapped, and door bell transformer installed within panel which is no longer allowed, but was at time of inspection.

Photo 17  

Photo 18  
Door bell transformer.
Water heater Return to table of contents
Estimated age: 17+-
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Manufacturer: Rheem
Water temperature (degrees Fahrenheit): 140 degrees
12) Water heaters appeared to be professionally installed and in good operating condition. Normal life expectancy of electric water heaters is 12 - 14 years. This units are older, but due to seasonally draining, may last much longer.
There are 3 separate heaters, with one in crawl storage area which supplies kitchen/laundry/bath, which was off at time of inspection but did heat up during time there.
2 in line units in main crawl area feed master bathroom only. Noted water temp in master bath was 140 degree, which is considered scalding temp. http://www.tap-water-burn.com/
Recommend lower temp to safe level.

Photo 24  

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Heating and cooling Return to table of contents
Estimated age: 5+-
Primary heating system energy source: Propane gas
Primary heat system type: Forced air, High efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Manufacturer: Trane
Filter location: At the base of the furnace
13) 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.
Noted insulation on compressor lines is showing signs of age and deterioration.

Photo 4  

14) HVAC system was tested and appears to be professionally installed and in good operating condition. Appears fairly new ( 2001 +- )
Suggest following manufactures recommendations for regular maintenance.
Noted one heat run has been abandoned and rerouted from main plentium.

Photo 27  

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15) Noted both furnace and air conditioning condensate lines empty into sump crock, which appears to drain naturally thru 4" line to exterior.

Photo 26  
Sump crock with gravity drain line to exterior.
Plumbing and laundry Return to table of contents
Water service: Private
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
16) Water lines consist of copper, drain and sewer are PVC. Noted whirlpool tub drain leaks and small seepage at one clean out.

Photo 31  

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Seeping cleanout.

Photo 48  
Whirlpool drain leaking.

17) Washer and Dryer were operated through 'short cycle' and appeared to be in good working condition.
Noted dryer vent could use interior cleaning of lint.

Photo 40  

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Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Masonry Gas log insert.
Chimney type: Masonry
18) Brick chimney and concrete cap appear in excellent condition with some signs of moss growth on upper brickwork. Recommend cleaning moss off. Noted rain screen cap in place also.
Gas log fireplace was tested and appeared to be in good operating condition. Noted controls and logs had fair amount of soot which may be due to improper adjustments or flue not being fully opened during operation.

Photo 11  

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Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill, Cellulose loose fill
Insulation depth: 10+-
Insulation estimated R value: R-30+-
19) Although picture does not show well, bathroom vent fans terminate in attic and should be routed to exterior to prevent excess moisture.

Photo 64  

20) Attic access is located in garage. Noted average depth of 10" of combination fiberglass and blown cellulose type insulation. Proper venting was noted in both soffits and ridge.
Noted minor signs of staining/condensation at skylights

Photo 19  

Photo 20  

Photo 21  
Noted proper vents to soffit areas.

Photo 22  
Signs of moisture staining around skylight.
Crawl space Return to table of contents
Inspection method: Traversed
Insulation material underneath floor above: None visible
Pier or support post material: Wood, Concrete, Steel
Beam material: Built up wood
Floor structure above: Solid wood joists
Vapor barrier present:
21) Noted several added supports including one steel adjustable which is located below master bedroom closet, and has raised flooring off joist.
Recommend installation of proper supports and necessary repairs to drywall.

Photo 33  

Photo 34  
Noted screw jack has lifted flooring off joist.

Photo 37  

Photo 51  
Noted settlement cracks in walk in closet, both ceiling and at doorway.

22) Noted downdraft vent pipe and air conditioning sleeve could use spray foam type insulation around perimeter to prevent air flow/rodent access.

Photo 30  

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23) Overall condition of crawl space was excellent with foam type insulation on entire perimeter and visqueen properly installed over entire floor.
Noted area below laundry has poured floor and has storage shelving. Access to main crawl space is thru hatch from this area.

Photo 23  
Access to main section of crawl.

Photo 28  
Access to larger crawl area.

Photo 29  
Well/Septic Return to table of contents

24) Re-visited site on 1-12-06 to further evaluate septic system. It was discovered that while locating field area, a hole had been punched into low pressure drain line. The hole was repaired, and system was retested. It was noted after approximately 50-75 gallons of water was pumped up to drain field, system no longer appeared to accept fluids. It was noted during repairs of piping, heavy root mass growth was apparent at bottom of pipe.
It is the opinion of the inspector that the system is currently in poor operating condition and nearing the end of its life expectancy

25) Septic tank and drain field were located and lid was removed for evaluation. System is elevated pump back type.
Noted proper sanitary tee in place, and normal fluid levels at time of inspection. Approximately 250 gallons of water was introduced into tank and it was noted float switch does not appear to be functioning properly.
It was also noted fluids flowed freely up and out of test hole in drain field area. Further repairs and evaluation by qualified septic installer are recommended.
Minimal amount of solids were noted at time of inspection and pumping was not recommended, although tank should be pumped every 3-5 years.

Photo 5  
Water being introduced into main septic tank. Noted proper fluid levels and baffel tee in place.

Photo 63  
Drain field area.

26) Well head is located on lakeside of home, and is 5" PVC with submersible type. A one hour flow test was performed with an average rate of 9 gallons per minute which is considered excellent.
Samples were drawn on 1-4-07 with results to follow by email.
Pressure tank/main shut off are located in crawl/storage area.

Photo 3  

Photo 25  
Main water shut off.
Kitchen Return to table of contents

27) Kitchen fixtures and appliances including dishwasher, disposal, range/oven and microwave were operated and appeared in good working condition.
Noted GFCI outlets tested and tripped properly.
Noted refrigerator is plugged into a GFCI protected outlet which can cause problems if tripped.

Photo 59  
Bathrooms Return to table of contents

28) Bathrooms consisted of master, main and 1/2 bath off garage entry. All fixtures were tested and operated including whirlpool. Noted whirlpool outlet did not have power, but outlet below sink did to test. Also, whirlpool drain leaked during draining, and signs of settlement cracks on tile grout were noted.
Master and 1/2 bath toilets are slightly loose at base and should be tighten to prevent seepage.

Photo 45  

Photo 46  
Whirlpool GFI outlet has no power.

Photo 49  

Photo 50  
Noted settlement cracks around whirlpool tile work.

Photo 52  

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Interior rooms Return to table of contents

29) Interior rooms consisted of kitchen, dining, den, family, 3 bedrooms, 2 1/2 baths, laundry/mud room.
All floors, walls and ceilings appeared in excellent condition.

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Windows Return to table of contents

30) Anderson casement windows throughout appeared in excellent condition. Noted moisture/condensate in several areas on inside of panes.

Photo 41