| Website: http://www.monroehomeinspection.net
Email: vaughn.hill@yahoo.com
Phone: (734) 289-2190
Inspector: Vaughn HIll | Property Inspection Report | | Client(s): | Jan Doe | | Property address: | 123 Sample St.
Monroe,MI 48162 | | Inspection date: | Sunday, January 17, 2010 |
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:  | Safety | Poses a risk of injury or death |  | Major Defect | Correction likely involves a significant expense |  | Repair/Replace | Recommend repairing or replacing |  | Repair/Maintain | Recommend repair and/or maintenance |  | Minor Defect | Correction likely involves only a minor expense |  | Maintain | Recommend ongoing maintenance |  | Evaluate | Recommend evaluation by a specialist |  | Monitor | Recommend monitoring in the future |  | Comment | For your information |
Structural Pest Inspection Concerns
Concerns relating to the structural pest inspection are shown as follows:  | Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |  | Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |  | Conducive conditions | Conditions 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 Exterior Roof Attic Electric service Water heater Heating and cooling Plumbing and laundry Basement Kitchen Bathrooms Interior rooms
Report number: 0000
Inspector's name: Vaughn Hill
Structures inspected: House
Age of building: 1950
Time started: 12:00
Time finished: 3:00
Inspection Fee: 200.00
Payment method: Cash
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Partly cloudy 35
Temperature: Cool
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Unfinished basement, Finished basement
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Low voltage outdoor lighting, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, Sea wall, Outbuildings
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
The Environmental Protection Association (http://www.epa.gov)
The Consumer Products Safety Commission (http://www.cpsc.gov)
The Center for Disease Control (http://www.cdc.gov)
Footing material: Poured in place concrete
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Stone veneer, Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
3) Rot was found in one or more stair treads. A qualified contractor should evaluate and repair as necessary, replacing all rotten wood.
4) Trip hazard(s) exist at stairs due to non-uniform riser heights. Standard building practices call for riser heights not to vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair or replace stairs so all riser heights are within 3/8 inch of each other. 
Photo 24 Trip Hazard | |
5) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components. 
Photo 10 | |
6) One or more outside faucets are 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 house. 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/AE113 
Photo 8 | |
7) Perimeter pavement slopes towards structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Recommend having a qualified contractor make repairs as necessary so perimeter pavement slopes down and away from the structure. 
Photo 5 Unsealed seam | |
8) Rot was found at one or more rafter and/or barge board ends. A qualified contractor should evaluate and make repairs as necessary, replacing or removing rotten wood. 
Photo 75 | 
Photo 76 |
9) Stains were found in one or more areas on soffit boards. These appear to be due to current roof leaks (dripping water, high moisture content, etc.). A qualified contractor should evaluate and repair as necessary. Roof repairs may be necessary, such as to the roof surface and/or flashing. Drip edge flashing may need to be replaced or installed.
10) The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
Photo 5 Unsealed seam | 
Photo 32 |
11) Fences and/or gates were snow covered and could not be evaluated. A qualified contractor should evaluate and make repairs or replace sections if necessary.
12) One or more areas of the grounds around the structure have significantly soggy soil, standing water or indications of accumulated water at times (sediment, dead grass, etc.). Recommend consulting with a qualified contractor who specializes in drainage, to determine if or what repairs are needed to provide adequate drainage. Possible repairs may involve grading soil, or installing, repairing and/or replacing underground drains.
13) Gutters in one or more areas are significantly rusted or corroded. Leaks may result. A qualified contractor should evaluate and replace gutters where necessary. 
Photo 7 | 
Photo 25 |
14) Minor cracks were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future. 
Photo 11 | |
15) Water supply pipes are routed outside and are subject to freezing. The client(s) should ask the property owner(s) if inside shut-off valves exist for these supply pipes. If unable to determine if shut-off valve(s) exist, or if none do, then a qualified plumber should evaluate and install interior shut-off valves as necessary to prevent pipes from freezing and bursting.
Photo 8 | |
16) The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet. 
Photo 15 | 
Photo 16 |
17) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure. 
Photo 13 | |
18) One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.
19) One or more gutters were leaking during the inspection. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.
Photo 25 | |
20) One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot. For more information, visit:
http://www.google.com/search?q=impel+rods
21) Sidewalk(s) and/or patios are undermined in one or more areas, where soil has eroded out from beneath. Repairs should be made to prevent further erosion and undermining. 
Photo 31 undermining | |
22) One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
Hydraulic cement. Requires chiseling a channel in the crack to apply.
Resilient caulks (easy to apply).
Epoxy sealants (both a waterproof and structural repair).
23) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
24) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior. 
Photo 17 | |
25) The finish on the deck(s) is worn and/or deteriorated. Recommend cleaning and refinishing as necessary.
26) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
The Ins and Outs of Caulking.
Photo 5 Unsealed seam | 
Photo 19 |
27) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
28) Minor cracks 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(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
29) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Roof inspection method: Traversed, Viewed from eaves on ladder, Viewed from ground with binoculars
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Gutter & downspout material: Aluminum
Roof ventilation: Inadequate
30) The roof surface material is beyond or at the end of its service life and needs replacing now. The client(s) should consult with a qualified roofing contractor to determine replacement options and costs.
31) The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
32) One or more sections of roof flashing are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.
33) One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary. 
Photo 2 Cracks | 
Photo 3 Growth |
34) Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
35) The roof was partially obscured by snow and couldn't be fully evaluated. 
Photo 20 | |
Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass loose fill, Fiberglass roll or batt
Insulation depth: 4/6 inch
Insulation estimated R value: 14/19
36) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary. 
Photo 74 | 
Photo 77 |
37) One or more areas of the roof structure were wet or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.
Photo 75 |
Photo 76 |
38) Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
39) The attic exhaust fan is noisy and/or vibrates excessively. A qualified contractor should evaluate and replace it or make repairs as necessary.
40) Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
41) No insulation is installed on the attic access hatch. Recommend installing insulation on hatch for better energy efficiency.
42) No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
43) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 150
Service voltage (volts): 120/240
Location of main service switch: Basement
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 150
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
44) One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
45) Loose meter base 
Photo 6 Loose meter housing | |
Estimated age: 10 yrs
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Bradford White
Model: MI40T6FBN7
Water temperature (degrees Fahrenheit): 125 f
46) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
http://www.cpsc.gov/cpscpub/pubs/5098.html
47) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
48) No drip leg (3" Min) is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices. 
Photo 66 | 
Photo 67 |
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Distribution system: Sheet metal ducts
Manufacturer: Amana
Model: Air Comand 90
Filter location: In return air duct below furnace
Last service date: Unknown
49) Significant amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.epa.gov/iaq/pubs/airduct.html
50) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
51) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
52) The estimated useful life for most forced air furnaces is 15 to 20 years. The inspector was unable to determine the age of the furnace. The clients should be aware that this furnace may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary. 
Photo 68 | 
Photo 69 |
53) 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.
Location of main water shut-off valve: At Meter
Location of main water meter: Basement
Location of main fuel shut-off: At Meter
Water service: Public
Service pipe material: Not visible
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Cast iron
54) The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html 
Photo 61 | |
55) Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
Install appropriate filters at points of use.
Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
Use bottled or distilled water.
Treat well water to make it less corrosive.
Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.
For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html
56) Pin holes and/or corrosion were visible on one or more areas of copper water supply pipes. This most often occurs with acid water with a pH of less than 6.5. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary. The client(s) should consult with a qualified plumber regarding the possibility of acidic water, and what solutions may be available to neutralize the pH. 
Photo 46 | 
Photo 47 |
57) The clothes dryer exhaust duct is routed vertically. This can result in extended drying times, premature failure of the motor, drum rollers and heater. Recommend having a qualified contractor reconfigure the clothes dryer exhaust duct so it is routed horizontally, or as close to it as possible.
Photo 61 | |
58) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
59) The inspector was unable to test the sump pump for one or more reasons (no source of water, appeared unsafe, no power, etc.). The sump pump was not fully evaluated.
Insulation material underneath floor above: None visible
Beam material: Steel
Floor structure above: Solid wood joists
60) One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
Computer hardware
Refrigerators
Freezers
Air conditioners
Clothes washers
Clothes dryers
Dishwashers
Kitchen food waste disposers
Information technology equipment
Sump pumps
Electrical aquarium equipment
Hand-held motor-operated tools
Stationary and fixed motor-operated tools
Light industrial motor-operated tools
Hedge clippers
Lawn mowers
This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
61) One or more electric receptacles have burn or scorch marks on them. Receptacle(s) and/or wiring to them may be damaged. A qualified electrician should evaluate and make repairs as necessary, such as replacing damaged receptacles and/or wiring. 
Photo 56 | |
62) Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices. 
Photo 53 | 
Photo 59 |
63) Handrail(s) at some stairs are loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
64) Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains. 
Photo 54 | 
Photo 58 |
65) Standing water and/or wet areas were found in one or more sections of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
66) One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
67) The dishwasher appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, the dishwasher should be replaced, or a qualified appliance technician should evaluate and repair.
68) Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary. 
Photo 33 | 
Photo 39 Loose hing |
69) Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.
70) Minor damage and/or deterioration was found at countertops in one or more areas. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary.
71) Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made. 
Photo 35 | 
Photo 36 Water damage |
72) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
73) One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
74) One or more toilets appear to be clogged, and/or do not flush adequately. A qualified plumber should evaluate and make repairs or replace toilet(s) as necessary.
75) One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
76) One or more faucet handles are loose or missing and should be repaired or replaced as necessary.
77) One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
78) One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary. 
Photo 43 | |
79) Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure. 
Photo 44 | |
80) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary. 
Photo 42 | |
81) Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made. 
Photo 45 | |
82) Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:
Computer hardware
Refrigerators
Freezers
Air conditioners
Clothes washers
Clothes dryers
Dishwashers
Kitchen food waste disposers
Information technology equipment
Sump pumps
Electrical aquarium equipment
Hand-held motor-operated tools
Stationary and fixed motor-operated tools
Light industrial motor-operated tools
Hedge clippers
Lawn mowers
This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.
83) 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:
http://www.google.com/search?q=old+smoke+alarms
84) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing. 
Photo 52 | |
85) The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary. 
Photo 9 | |
86) The whole-house fan is noisy and/or vibrates excessively. A qualified contractor should evaluate and repair or replace it as necessary.
87) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
88) Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily. 
Photo 48 | 
Photo 73 |
89) Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.
90) One or more rooms that are considered living spaces appear to have no visible source of heat. The client(s) should consult with the property owner(s) regarding this, and if necessary, a qualified contractor should evaluate and install heat source(s) as necessary.
91) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons. 
Photo 49 | |
ROOFING
We are not professional roofers. Feel free to hire one prior to closing.
We do our best to inspect the roof system within the time allotted. We inspect the roof covering, drainage systems, the flashings, the
skylights, chimneys, and roof penetrations. We are not required to inspect antennae, interiors of flues or chimneys which are not readily
accessible, and other installed accessories. This is not an exhaustive inspection of every installation detail of the roof system according to the
manufacturer's specifications or construction codes.
It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection. We
recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home
insurance policy.
EXTERIOR
We are not exterior experts. Feel free to hire an exterior contractor prior to closing.
Water can be destructive and foster conditions that can be harmful to health. For this reason, the ideal property will have the ground around
the foundation perimeter that slopes away from the residence about 6 inches for the first 10 feet from the foundation. And the interior floors will
be several inches higher than the exterior grade. Also, the residence will have roof gutters and downspouts that discharge into drains or trays
that carry or divert water away from the foundation. The sellers or occupants will have a more intimate knowledge of the site than we will have
during our limited visit. Recommend asking the seller about water problems including but not limited to water puddles in the yard, gutter or
downspout problems, water penetration into the lowest level of the structure, and drainage systems. Recommend closely monitoring and
inspecting the exterior during a heavy rainstorm to observe the way the surface water is managed. Standing puddles near the house foundation
are to be avoided.
GARAGE
We do not evaluate or measure the fire-ratings of the drywall/plaster in the garage or the rating of the door between the garage and the
house. Different townships require different ratings. Ideally, there should be a 5/8-inch Type X drywall or equivalent on the walls and ceiling that
separate the garage from habitable rooms. And a 20-minute fire-rated door separating the house and garage.
We check for breaches of the firewall. We do not pressure test the garage door openers.
HEATING
We are not HVAC professionals. Feel free to hire one prior to closing.
This inspection of the heating system is a visual inspection using only the normal operating controls for the system. The inspection of the
heating is general and not technically exhaustive. A detailed evaluation of the interior components of the heating system is beyond the scope of
a home inspection. We do not inspect the humidifier or dehumidifier, the electronic air filter, and determine heating supply adequacy or
distribution balance. We do not operate the heating system when the air temperature is too hot, to prevent damaging the unit.
It is essential that any recommendation that we make for service, correction, or repair be scheduled prior to closing or purchasing the
property, because the hired-professional could reveal defects or recommend further repairs that could affect your evaluation of the property.
Note: Health is a deeply personal responsibility. You should have the air quality tested and the ductwork or baseboards cleaned as a
prudent investment in environmental hygiene, especially if any family member suffers from allergies or asthma.
AIR CONDITIONING
We are not HVAC professionals. Feel free to hire one prior to closing.
We are not required to inspect the parts which are not readily accessible, like the coil, compressor, or valves. We do not inspect the
humidifier or dehumidifier, the electronic air filter, and determine cooling supply adequacy or distribution balance. We do not operate the cooling
system when the outside temperature is too cool, to prevent damaging the unit.
It is essential that any recommendation that we make for service, correction, or repair be scheduled prior to closing or purchasing the
property, because the hired-professional could reveal additional defects or recommend further repairs that could affect your evaluation of the
property.
Note: Health is a deeply personal responsibility. You should have the air quality tested and the ductwork or baseboards cleaned as a
prudent investment in environmental hygiene, especially if any family member suffers from allergies or asthma.
PLUMBING
We are not HVAC professionals. Feel free to hire one prior to closing.
All bathroom fixtures, including toilets, tubs, showers, and sinks are inspected. Approximately 15 minutes of water is run at each fixture.
Readily visible water-supply and drain pipes are inspected. Plumbing access panels that we can find are opened, if readily accessible and
available to open. We do not perform water leak tests on drain lines or shower pans. We simply look for active leaks, which is quite limited by
our short time in the property.
ELECTRICAL
We are not electricians. Feel free to hire an electrician prior to closing.
If we feel that it is safe enough to open the electrical panel, we will check the interior components of service panels and sub panels, the
conductors, and the over-current protection devices. Inside the house, we will check a representative number of installed lighting fixtures,
switches, and receptacles. This is not an exhaustive inspection of every component and installation detail. There will be receptacles and
switches and lights that we will not have time to inspect. Ask property owner about all of the wall switches.
Therefore, it is essential that any recommendations that we may make for correction should be completed before the close of escrow,
because an electrician could reveal other problems or recommend repairs.
STRUCTURAL / BASEMENT
We are not structural engineers. Feel free to hire one prior to closing to consult with and address concerns that you have with the property,
even if I do not identify any structural material defects.
We inspect the structural components including foundation and framing by probing a representative number of structural components where
deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing would damage any
finished surface or where no deterioration is visible.
BATHROOMS
We are not plumbers. Feel free to hire a plumber prior to closing.
All bathroom fixtures, including toilets, tubs, showers, and sinks are inspected. Approximately 15 minutes of water is run at each fixture.
Readily visible water-supply and drain pipes are inspected. Plumbing access panels are opened, if readily accessible and available to open.
Normal foot pressure is applied around the base of each toilet, tub, and shower to check for deteriorated flooring. Normal hand pressure is
applied carefully to the walls of each shower to check for deterioration. Re-grouting and sealant around the tub shower, and fixtures should be
considered routine maintenance. We do not perform water leak tests on drain lines or shower pans. We simply look for active leaks, which is
quite limited by our short time in the property.
LAUNDRY
We do not test clothes dryers, nor washing machines and their water connections and drainpipes. We can operate them, but only as courtesy.
If a water catch pan is installed, it is not possible for us to check its performance. We recommend turning off the water supplied to the washer
after every load. We recommend having a professional inspect and clean the dryer exhaust pipe twice every year.
INTERIORS
We check only a representative number of doors and windows. We are not required to inspect the paint, wallpaper, the carpeting, the window
treatments and screens. We do not move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic
deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the
seams of drywall and plasterboard. These cracks are usually a consequence of movement, such as wood shrinkage and common settling, and
will often reappear. We do not report on odors from pets and cigarette smoke.
KITCHEN
We check the appliances as a courtesty. We are not required to evaluate them for their performance nor for the accuracy of their settings or
cycles. If they are older than ten years, they may well exhibit decreased efficiency. Also, many older ovens are not secured to the wall to
prevent tipping. Be sure to check the appliance, especially if children are in the house. We recommend installing a minimum five pound
ABC-type fire extinguisher mounted on the wall inside the kitchen area. |