Sample Home Inspection Report 1

Property Address:
Michigan

Van Wert Inspections

Ryan Van Wert
4418 S. 9 Mile
Auburn, MI 48611
(989) 662-9378

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Table of Contents


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Date: 1/28/2011 Time: 04:30 PM Report ID: 011-012811
Property:

 Customer:
 		 Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Age Of Home:
Over 25 Years

Home Faces:
West

Client Is Present:
Yes
Weather:
Cloudy

Temperature:
Below 32

Percipitation in last 3 days:
Yes
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1.  STRUCTURAL COMPONENTS
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

Styles & Materials
FOUNDATION:
MASONRY BLOCK
POURED CONCRETE
METHOD USED TO OBSERVE CRAWLSPACE:
WALKED
FLOOR STRUCTURE:
2 X 10
WALL STRUCTURE:
2 X 4 WOOD
COLUMNS OR PIERS:
STEEL LALLY COLUMNS
CEILING STRUCTURE:
2X4
ROOF STRUCTURE:
ENGINERED WOOD TRUSS
PLYWOOD
ROOF-TYPE:
GABLE
METHOD USED TO OBSERVE ATTIC:
FROM ENTRY
ATTIC INFO:
SCUTTLE HOLE
  
Items
1.0 FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
 Comments: Inspected
Majority of basement walls are covered in paneling, because of this we were not able to fully inspect all foundation walls at time of inspection.
1.1 WALLS (Structural)
 Comments: Inspected
1.2 COLUMNS OR PIERS
 Comments: Inspected
1.3 FLOORS (Structural)
 Comments: Inspected
1.4 CEILINGS (structural)
 Comments: Inspected
1.5 ROOF STRUCTURE AND ATTIC
 Comments: Inspected
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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2.  EXTERIOR
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Styles & Materials
SIDING STYLE:
BRICK
LAP
SIDING MATERIAL:
ALUMINUM
BRICK VENEER
EXTERIOR ENTRY DOORS:
WOOD
STEEL
INSULATED GLASS
APPURTENANCE:
COVERED PORCH
PATIO
GARAGE DOOR MATERIAL:
INSULATED
METAL
GARAGE DOOR TYPE:
ONE AUTOMATIC
Items
2.0 WALL CLADDING FLASHING AND TRIM
 Comments: Inspected
2.0 Picture 1
(Picture 1) Siding is loose in gable end on south side of house.
2.1 DOORS (Exterior)
 Comments: Inspected, Repair or Replace
2.1 Picture 1
2.1 Picture 2
2.1 Picture 3
Overhead and side garage entrance door trim show signs of deterioration.

Back entrance door and screen are damaged.

2.2 WINDOWS
 Comments: Inspected, Repair or Replace
(1) Windows are showing signs of deterioration and need to be maintained or replaced.
(2) Leafs and debris needs to be removed from basement window wells to allow for proper drainage.
(3) Recommend single pane basement windows be replaced with vinyl replacements or glass block.
2.3 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
 Comments: Inspected, Repair or Replace
2.3 Picture 1
Operator closer arm has been disconnected from overhead door.
2.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
 Comments: Inspected
2.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
 Comments: Inspected
2.5 Picture 1
2.5 Picture 2
(Picture 1-2) Negative grade found along all sides  of house is low and sloping back towards structure.  Areas with negative grade should be raised at side of house to help push water away from foundation and prevent water intrusion/deterioration. A half-round window may need to be installed or raised around basement windows or crawlspace vent openings to allow for grade to be raised. The dirt inside well should be replaced with approximately four or more inches of gravel to let water drain from well. A couple of inches clearance between gravel and window or vent openings recommended.
2.6 EAVES, SOFFITS AND FASCIAS
 Comments: Inspected
2.6 Picture 1
(Picture 1) Fascia is missing form gable end on north side of house.
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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3.  ROOFING
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Styles & Materials
ROOF COVERING:
ARCHITECTURAL
VIEWED ROOF COVERING FROM:
WALKED ROOF
CHIMNEY (exterior):
BRICK
Items
3.0 ROOF COVERINGS
 Comments: Inspected
3.0 Picture 1
(Picture 1) There is currently more than one layers of roof coverings installed on roof.
3.1 FLASHINGS
 Comments: Inspected, Repair or Replace
3.1 Picture 1
(Picture 1) Flashings at side of chimney are leaking, roof sheathing at this location is rotted and needs to be replaced.
3.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
 Comments: Inspected, Repair or Replace
3.2 Picture 1
(1) Rain caps with bird screens need to be installed on open chimney flues.

Top chimney wash has several small cracks that need to be sealed to prevent water intrusion and deterioration.
3.2 Picture 2
(2) (Picture 2) Several brick at top of chimney are spalling and need to be replaced to prevent further deterioration to chimney.
3.3 ROOFING DRAINAGE SYSTEMS
 Comments: Inspected
Gutters are full of debris in areas and needs to be cleaned. The debris in gutters can also conceal rust, deterioration or leaks that are not visible until cleaned, and I am unable to determine if such conditions exist.
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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4.  PLUMBING SYSTEM
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials
WATER SOURCE:
PUBLIC
PLUMBING SUPPLY:
COPPER
PLUMBING DISTRIBUTION:
COPPER
PLUMBING WASTE:
PVC
WATER HEATER POWER SOURCE:
GAS (QUICK RECOVERY)
CAPACITY:
40 GAL (1-2 PEOPLE)
MANUFACTURER:
A.O. SMITH
  
Items
4.0 INTERIOR DRAIN, WASTE AND VENT SYSTEMS
 Comments: Inspected
4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Comments: Inspected, Repair or Replace
4.1 Picture 1
(Picture 1) Handle is missing from hose bib on south side of house.
4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Comments: Inspected, Repair or Replace
Hot water heater is leaking and needs to be replaced. Unable to fully pressurize hot water distribution system at time of inspection.
4.3 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Comments: Inspected
4.3 Picture 1
(Picture 1) The main shut off is the knob located on front wall in basement. This is for your information.
4.4 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
 Comments: Inspected, Repair or Replace
4.4 Picture 1
(Picture 1) Gas line at range location needs to be properly capped if not put to use.
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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5.  ELECTRICAL SYSTEMS
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials
ELECTRICAL SERVICE CONDUCTORS:
OVERHEAD SERVICE
PANEL CAPACITY:
150 AMP
PANEL TYPE:
CIRCUIT BREAKERS
ELEC. PANEL MANUFACTURER:
CUTLER HAMMER
BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING METHODS:
ROMEX
Items
5.0 SERVICE ENTRANCE CONDUCTORS
 Comments: Inspected
5.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 Comments: Inspected
5.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
 Comments: Inspected
5.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
 Comments: Inspected
5.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
 Comments: Inspected, Repair or Replace
5.4 Picture 1
Recommend installing GFCI outlet at exterior/garage locations.
5.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 Comments: Inspected
5.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
 Comments: Inspected
5.7 SMOKE DETECTORS
 Comments: Inspected
Smoke detectors should be installed upon moving into home.
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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6.  HEATING
The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

Styles & Materials
HEAT TYPE:
HEAT PUMP (FORCED AIR)
ENERGY SOURCE:
GAS
NUMBER OF HEAT SYSTEMS (excluding wood):
ONE
DUCTWORK:
NON-INSULATED
FILTER TYPE:
DISPOSABLE
CARTRIDGE
TYPES OF FIREPLACES:
SOLID FUEL
OPERABLE FIREPLACES:
ONE
  
Items
6.0 HEATING EQUIPMENT
 Comments: Inspected, Repair or Replace
(1) No carbon monoxide detected at time of inspection.
(2) Recommend furnace be inspected and repaired/replaced as necessary by licensed mechanical contractor.
6.1 NORMAL OPERATING CONTROLS
 Comments: Inspected
6.2 AUTOMATIC SAFETY CONTROLS
 Comments: Inspected
6.3 CHIMNEYS, FLUES AND VENTS
 Comments: Inspected, Repair or Replace
6.3 Picture 1
6.3 Picture 2
(Picture 1-2) Furnace and hot water heater vent are deteriorated and need to be replaced. Vent is a long distance from chimney and may not be vented properly.
6.4 SOLID FUEL HEATING DEVICES
 Comments: Inspected
6.5 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments: Inspected, Repair or Replace
6.5 Picture 1
(Picture 1) Humidifier shows signs of past leaking on side of furnace causing rust damage on duct and on bottom of furnace.
6.6 GAS/LP FIRELOGS AND FIREPLACES
 Comments: Inspected
6.7 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
 Comments: Inspected
The heating system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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7.  CENTRAL AIR CONDITIONING
The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

Styles & Materials
COOLING EQUIPMENT TYPE:
AIR CONDITIONER UNIT
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
NUMBER OF A/C UNITS:
ONE
Items
7.0 COOLING AND AIR HANDLER EQUIPMENT
 Comments: Not Inspected
A/C was not tested for proper operation due to the outside air temperature is 65 degrees or less. We did not inspect this unit (S).
7.1 NORMAL OPERATING CONTROLS
 Comments: Not Inspected
7.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments: Inspected
7.3 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM
 Comments: Inspected
The cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed HVAC contractor would discover (Heating, Ventilation, and Air Conditioning). Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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8.  INTERIORS
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & Materials
CEILING MATERIALS:
SHEETROCK
WALL MATERIAL:
SHEETROCK
INTERIOR DOORS:
HOLLOW CORE
WINDOW TYPES:
AGED
SINGLE PANE
STORM WINDOWS
CABINETRY:
WOOD
COUNTERTOP:
LAMINATE
TILE
Items
8.0 CEILINGS AND WALLS
 Comments: Inspected
8.1 WALLS
 Comments: Inspected, Repair or Replace
8.1 Picture 1
(1) (Picture 1) Upstairs bedroom wall is damaged.
8.1 Picture 2
8.1 Picture 3
(2) (Picture 2) Kitchen soffit, walls, and hallway walls show some signs of mildew growth may be from increase moisture from past water damage. Mildew growth appears to be on surface of walls in these locations. Ceilings and top sections of walls have been replaced with new drywall in kitchen.

(Picture 3) Wall and kitchen cabinet under kitchen sink show signs of water damage.

8.1 Picture 4
8.1 Picture 5
(3) (Picture 4) Insulation on basement walls in north east corner of basement appears to be saturated and shows signs of mildew growth at time of inspection. Recommend insulation be removed.
8.1 Picture 6
(4) (Picture 6) Upstairs master bedroom closet shelves are not properly secured to walls.
8.2 FLOORS
 Comments: Inspected
8.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Comments: Inspected
8.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Comments: Inspected, Repair or Replace
8.4 Picture 1
(Picture 1) Tile are loose from kitchen counter tops.
8.5 DOORS (REPRESENTATIVE NUMBER)
 Comments: Inspected, Repair or Replace
8.5 Picture 1
(Picture 1) Upstairs bedroom door is damaged and needs to be replaced.

Some upstairs bedroom doors rub on frames and do not close properly.

8.6 WINDOWS (REPRESENTATIVE NUMBER)
 Comments: Inspected
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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9.  INSULATION AND VENTILATION
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

Styles & Materials
ATTIC INSULATION:
BLOWN
CELLULOSE
R- VALUE:
R-30 OR BETTER
VENTILATION:
RIDGE VENTS
SOFFIT VENTS
Items
9.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 Comments: Inspected, Repair or Replace
9.0 Picture 1
(Picture 1) Recommend adding insulation in attic space, over family room ceiling, so there is 14 or more inches to obtain a R-value of R-42 or greater.

When adding insulation be careful to not cover and plug soffit vents with insulation, recommend installing baffles to retain insulation and maintain two inch continuous air space.
9.1 VENTILATION OF ATTIC AND FOUNDATION AREAS
 Comments: Inspected, Repair or Replace
(1) Recommend adding/installing soffit vents so there is one perforated vent panel for every four non-vented panels.
(2) Soffit vents are covered with insulation.  Insulation needs to be pulled back away from vents in attic space to allow vents to properly ventilate.  Recommend installing baffles to retain insulation and maintain a two inch continuous air space from soffit to upper roof ventilation.
9.2 VENTING SYSTEMS (Kitchens, baths and laundry)
 Comments: Inspected, Repair or Replace
Bathroom vent fan vents into attic space and should be extended to vent to the exterior.
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Van Wert Inspections
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General Summary


Van Wert Inspections

4418 S. 9 Mile
Auburn, MI 48611
(989) 662-9378

Customer
Sample

Address
Michigan

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

2.  EXTERIOR
2.1   DOORS (Exterior)  
  Inspected, Repair or Replace  
Overhead and side garage entrance door trim show signs of deterioration.

Back entrance door and screen are damaged.
2.2   WINDOWS  
  Inspected, Repair or Replace  
(1) Windows are showing signs of deterioration and need to be maintained or replaced.
2.3   GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)  
  Inspected, Repair or Replace  
Operator closer arm has been disconnected from overhead door.

3.  ROOFING
3.1   FLASHINGS  
  Inspected, Repair or Replace  
(Picture 1) Flashings at side of chimney are leaking, roof sheathing at this location is rotted and needs to be replaced.
3.2   SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS  
  Inspected, Repair or Replace  
(1) Rain caps with bird screens need to be installed on open chimney flues.

Top chimney wash has several small cracks that need to be sealed to prevent water intrusion and deterioration.
(2) (Picture 2) Several brick at top of chimney are spalling and need to be replaced to prevent further deterioration to chimney.

4.  PLUMBING SYSTEM
4.1   INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES  
  Inspected, Repair or Replace  
(Picture 1) Handle is missing from hose bib on south side of house.
4.2   HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS  
  Inspected, Repair or Replace  
Hot water heater is leaking and needs to be replaced. Unable to fully pressurize hot water distribution system at time of inspection.
4.4   FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)  
  Inspected, Repair or Replace  
(Picture 1) Gas line at range location needs to be properly capped if not put to use.

5.  ELECTRICAL SYSTEMS
5.4   POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE  
  Inspected, Repair or Replace  
Recommend installing GFCI outlet at exterior/garage locations.
5.7   SMOKE DETECTORS  
  Inspected  
Smoke detectors should be installed upon moving into home.

6.  HEATING
6.0   HEATING EQUIPMENT  
  Inspected, Repair or Replace  
(1) No carbon monoxide detected at time of inspection.
(2) Recommend furnace be inspected and repaired/replaced as necessary by licensed mechanical contractor.
6.3   CHIMNEYS, FLUES AND VENTS  
  Inspected, Repair or Replace  
(Picture 1-2) Furnace and hot water heater vent are deteriorated and need to be replaced. Vent is a long distance from chimney and may not be vented properly.
6.5   HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)  
  Inspected, Repair or Replace  
(Picture 1) Humidifier shows signs of past leaking on side of furnace causing rust damage on duct and on bottom of furnace.

8.  INTERIORS
8.1   WALLS  
  Inspected, Repair or Replace  
(1) (Picture 1) Upstairs bedroom wall is damaged.
(2) (Picture 2) Kitchen soffit, walls, and hallway walls show some signs of mildew growth may be from increase moisture from past water damage. Mildew growth appears to be on surface of walls in these locations. Ceilings and top sections of walls have been replaced with new drywall in kitchen.

(Picture 3) Wall and kitchen cabinet under kitchen sink show signs of water damage.
(3) (Picture 4) Insulation on basement walls in north east corner of basement appears to be saturated and shows signs of mildew growth at time of inspection. Recommend insulation be removed.
(4) (Picture 6) Upstairs master bedroom closet shelves are not properly secured to walls.
8.4   COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS  
  Inspected, Repair or Replace  
(Picture 1) Tile are loose from kitchen counter tops.
8.5   DOORS (REPRESENTATIVE NUMBER)  
  Inspected, Repair or Replace  
(Picture 1) Upstairs bedroom door is damaged and needs to be replaced.

Some upstairs bedroom doors rub on frames and do not close properly.

9.  INSULATION AND VENTILATION
9.0   INSULATION AND VAPOR RETARDERS (in unfinished spaces)  
  Inspected, Repair or Replace  
(Picture 1) Recommend adding insulation in attic space, over family room ceiling, so there is 14 or more inches to obtain a R-value of R-42 or greater.

When adding insulation be careful to not cover and plug soffit vents with insulation, recommend installing baffles to retain insulation and maintain two inch continuous air space.
9.1   VENTILATION OF ATTIC AND FOUNDATION AREAS  
  Inspected, Repair or Replace  
(1) Recommend adding/installing soffit vents so there is one perforated vent panel for every four non-vented panels.
9.2   VENTING SYSTEMS (Kitchens, baths and laundry)  
  Inspected, Repair or Replace  
Bathroom vent fan vents into attic space and should be extended to vent to the exterior.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Van Wert Inspections

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Inspection Agreement

(PLEASE READ CAREFULLY)

Van Wert Inspections agrees to conduct an inspection for the purpose of informing the CLIENT of major deficiencies in the condition of the property, subject to the UNCONDITIONAL RELEASE AND LIMITATION OF LIABILITY below.  The inspection and report are performed and prepared for the sole, confidential and exclusive use and possession of the CLIENT.   The report will only include the following:

 

It is understood and agreed that this inspection will be of readily accessible areas of the building and is limited to visual observations of apparent conditions existing only at the time of the inspection.  Latent and concealed defects and deficiencies are excluded from the inspection; equipment, items, and systems will not be dismantled.

Maintenance and other items may be discussed, but they are not a part of our inspection.   The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind. 

The inspection and report do not address and are not intended to address the possible presence of or danger from any potentially harmful substances and environmental hazards, including but not limited to radon gas, lead paint, asbestos, mold, mildew, urea formaldehyde, toxic or flammable chemicals, and water and airborne hazards.   Also excluded are inspections of and reports on swimming pools, wells, septic systems, security systems, central vacuum systems, water softeners, sprinkler systems, fire and safety equipment, and the presence or absence of rodents, termites and other insects.

UNCONDITIONAL RELEASE AND LIMITATION OF LIABILITY

It is understood and agreed that Van Wert Inspections is not an insurer and that the inspection and reports are not to be intended or construed as a guarantee or warranty of the adequacy, performance, or condition of any structure, item, or system at the property address.   The CLIENT hereby releases and exempts Van Wert Inspections and its employees of and from all liability and responsibility for the cost of repairing or replacing any unreported defect or deficiency and for any consequential damage, property damage, or personal injury of any nature.

In the event that Van Wert Inspections and/or its employees are found liable due to breach of contract, negligence, negligent misrepresentation, negligent hiring or any other theory of liability, then the liability of Van Wert Inspections and employees shall be limited to a sum equal to the amount of the fee paid by the CLIENT to Van Wert Inspections for the inspection and report.

CLIENT and Van Wert Inspections agree that should a court of competent jurisdiction determine and declare that any portion of this Agreements is void, voidable or unenforceable, the remaining provision and portion shall remain in full force and effect.

Acceptance and understanding of this agreement are hereby acknowledged:

 

________________________________     _________________________________

Company Representative           Date                   Client                                                      Date       

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Van Wert Inspections

Ryan Van Wert

4418 S. 9 Mile
Auburn, MI 48611
(989) 662-9378

 

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