Cover Page Property Inspection Report Inspection prepared for: Beretta Lenos Real Estate Agent: Stan Labinski - Date of Inspection: 3/28/2017 Time: 2:00 Age of Home: Built 1999 Size: 2015 Weather: 50 Overcast. Single family with detached garages two. 4 Bedroom 2 1/2 bath. Three floors finished. Issues. Pet and smoke oder. Inspector: Tom Patterson License #L269907 7420 68th Street SE, Caledonia, MI 49316 Phone: 6168902505 Email: asurity1@gmail.com
Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 3 Item: 2 Siding Condition Break ground to siding contact. This will help keep insects from home and keep moisture from home Page 1 of 44
1. Attendance Inspection Details 2. Home Type 3. Occupancy Home Type: Detached Single Family Home Occupancy: Occupied - Furnished: Heavy volume of personal and household items observed. Page 2 of 44
1. Doors Exterior Areas Scrape and paint door\trim as needed Basement walk out storm door is broken off the hinges. Repair or replace. Doors do not seal well. this can be an energy drain. Repair\replace weather seal(s) as needed 2. Siding Condition Materials: vinyl siding Wood Some minor siding damage. Holes where shutters were. Caulk and seal all gaps, cracks and openings. Caulk where anything passes through siding- A/C lines, gas lines, faucets, ect. Some staining noted. Break ground to siding contact. This will help keep insects from home and keep moisture from home Caulk and seal all gaps, cracks and openings. Break ground to siding contact. This will help keep insects from home and keep moisture from home Page 3 of 44
Some minor siding damage. Holes where shutters were. Break ground to siding contact. This will help keep insects from home and keep moisture from home 3. Eaves & Facia Some staining noted. 4. Stucco 5. Gutter Recommend to install gutters and down spouts. This will help keep moisture from home and keep stress off foundation walls Page 4 of 44
6. Electrical Damaged weather cover. Repair\replace Missing weather cover for exterior outlet Exterior GFI not working. Replace. Exterior GFI not working. Replace. Damaged weather cover. Repair\replace 7. Veneer condition Damaged weather cover. Repair\replace 8. Window Condition Page 5 of 44
9. Exterior Faucet Condition 10. Porch\Railing condition Materials: Wood porch Keep all exposed wood caulked, painted\stained Patch repair hole made from woodpeckers. Spray posts for insects. Page 6 of 44
11. Patio and Porch Deck Patch repair hole made from woodpeckers. 12. Stairs & Handrail Page 7 of 44
1. Roof Condition Roof Materials: Roof inspection limited. Inspected from ground with binoculars due to height, temperature, snow covered Materials: Asphalt shingles Tall roof exceeding ladder. Some areas not visible from inspection level Tall roof exceeding ladder. Some areas not visible from inspection level 2. Flashing Tall roof exceeding ladder. Some areas not visible from inspection level 3. Chimney 4. Sky Lights 5. Vent Caps 6. Ventilation condition Materials: Soffit and ridge Page 8 of 44
Grounds 1. Driveway and Walkway Condition Materials: Asphalt driveway noted. Concrete walkway 2. Grading Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away from the home. Would install window wells as needed to be able to create positive grade and keep water penetration from window area Siding-Soil contact or proximity. This may provide entrance of moisture or insects to siding. Recommend grading soil so there is at least 4" of space (where practical) between the siding and the soil below and checking for any damaged trim and siding materials. Page 9 of 44
3. Vegetation Observations 4. Fire hydrant 5. Patio condition Materials: Wood Patio at basement door show rot. Repair as needed Patio at basement door show rot. Repair as needed Page 10 of 44
1. Roof Condition Garage Materials: Visually accessible from ground. Materials: Asphalt shingles noted. 2. Floor Condition Materials: Cement Garage has lots of stored items, clutter. Inspection was limited Floor area i could see were good. 3. Electrical Garage has lots of stored items, clutter. Inspection was limited Garage electrical inspection limited due to extreme clutter Page 11 of 44
4. Exterior Door Missing trim. Repair. 5. Fire Door Missing trim. Repair. 6. Garage Door Condition Materials: Overhead Page 12 of 44
7. Garage Opener Status 8. Garage Door's Reverse Status 9. Siding Condition Materials: vinyl siding Metal Page 13 of 44
10. Garage plumbing condition 11. Heat condition Materials: Exterior wood burner\heated water 12. Fire wall condition 13. Structure condition Materials: Trusses, 2x4 on 24" OSB sheathing 14. Ventilation condition Page 14 of 44
15. Window Condition 16. Ceiling condition 17. Walls condition Walls inspection limited due to paneling Page 15 of 44
1. Insulation Basement/Crawlspace Full view of foundation insulation was not available due to lack of access. 2. Windows Materials: Vinyl framed double hung window noted. Fog/condensation observed in thermopane windows. This is an indication of a failed seal. Recommend review for repair or replacement as necessary. Windows are setting at ground level. Remove soil add wells for proper drainage. Fog/condensation observed in thermopane windows. This is an indication of a failed seal. Recommend review for repair or replacement as necessary. 3. Basement Electric Windows are setting at ground level. Remove soil add wells for proper drainage. Page 16 of 44
4. GFCI 5. Stairs Stairs are functional. Non-typical due to limited space Narrow spiral casing to all levels. 6. Railings Narrow spiral casing to all levels. 7. Drainage 8. Sump Pump 9. Framing 10. Subfloor Some areas are not visible for inspection due to wall/ceilings covered which prevents review of structural members. No termites or ants noted. Most subfloor not visible due to finished ceilings. Portions that are visible are working as intended. Page 17 of 44
11. Piers condition Materials: Bearing wall Finished walls prevent review\inspection of all support piers 12. Exterior access condition Basement door doesnt seal well. Repair. Storm broken. Replace. Storm broken. Replace. Basement door doesnt seal well. Repair. Storm broken. Replace. Page 18 of 44
13. Foundation condition Materials: Wood constructed foundation Water diversion is very important to home. Keep positive grading, and keep gutters well diverted away from home Foundation inspection is limited to visible exterior areas and a few areas from basement due to finished wall and flooring through out basement. The areas that are visible are in good condition and functioning as intended Foundation inspection is limited to visible exterior areas and a few areas from basement due to finished wall and flooring through out basement. The areas that are visible are in good condition and functioning as intended Extreme clutter\stored items. Foundation sealer has a tear. Repair. Foundation sealer has a tear. Repair. 14. Lift pump condition Lift pump small at basement toilet. Working at inspection. Lift pump small at basement toilet. Working at inspection. Page 19 of 44
15. Main shut off condition Materials: Basement 16. Plumbing condition Materials: Copper, Pvc 17. Gas line condition Page 20 of 44
Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Locations 2. Cabinets Locations: Master Bathroom Main Floor Bathroom Basement Bathroom 3. Ceiling Condition 4. Counters Page 21 of 44
5. Doors 6. Electrical 7. GFCI 8. Exhaust Fan 9. Floor Condition Page 22 of 44
10. Heating 11. Mirrors 12. Plumbing Drain pipe repairs noted. Didnt run water in tub due to items stored in tub. Monitor. Drain pipe repairs noted. Didnt run water in tub due to items stored in tub. Monitor. 13. Showers Page 23 of 44
14. Bath Tubs 15. Sinks 16. Toilets 17. Window Condition 18. Wall Condition Page 24 of 44
Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Appeared functional and in satisfactory condition, at time of inspection. One door hinge broken. Inspection limited due to clutter. 2. Counters Tile tops noted. 3. Doors Page 25 of 44
4. Garbage Disposal 5. Sinks 6. Vent Condition 7. Window Condition Page 26 of 44
8. Floor Condition 9. Plumbing 10. Ceiling Condition 11. Electrical 12. GFCI Page 27 of 44
13. Wall Condition 14. Gas line condition Page 28 of 44
1. Locations 2. Cabinets Locations: kitchen area Laundry 3. Counters 4. Dryer Vent 5. Electrical 6. GFCI 7. Exhaust Fan 8. Gas Valves 9. Wash Basin 10. Window Condition 11. Floor Condition 12. Plumbing Page 29 of 44
13. Wall Condition 14. Ceiling Condition 15. Doors No doors. Noted No doors. Noted Page 30 of 44
Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: Electric baseboard heat Electric baseboard heat with thermostats in each room. Working at inspection. 2. Enclosure Electric baseboard heat with thermostats in each room. Working at inspection. 3. Venting 4. Gas Valves 5. Air conditioning 6. Air Supply Page 31 of 44
7. Registers 8. Filters 9. Thermostats 10. Ducting Page 32 of 44
1. Combusion Water Heater 2. Venting 3. Water Heater Condition Heater Type: electric Location: The heater is located in kitchen closet Could not get to heater due to stored items. From what i could see. Looks newer. Working at inspection. Could not get to heater due to stored items. From what i could see. Looks newer. Working at inspection. 4. TPRV 5. Number Of Gallons 6. Gas Valve Is forty or bigger. 40 gallons Page 33 of 44
1. Electrical Panel Electrical Location: South basement Main Disconnect in panel box Location: Located in the garage. Recommend to properly label panel 2. Cable Feeds 3. Breakers 4. Fuses 5. Main dis connect 6. Main Amp Recommend to properly label panel Materials: Copper non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. Basement Materials: 200 Amps Page 34 of 44
1. Access 2. Structure Attic Add truss bracing so trusses work as one unit. Add gable bracing top to bottom angled. Add truss bracing so trusses work as one unit. Add gable bracing top to bottom angled. 3. Duct Work Add truss bracing so trusses work as one unit. Add gable bracing top to bottom angled. 4. Electrical 5. Attic Plumbing 6. Insulation Condition Materials: Unfinished fiberglass batts noted. Depth: Insulation averages about 4-6 inches in depth; more recommended. Add insulation as needed to get to at least R 38. Vermin activity observed in the attic. Vermin can damage insulation & electrical wiring. Page 35 of 44
Vermin activity observed in the attic. Vermin can damage insulation & electrical wiring. 7. Chimney Add insulation as needed to get to at least R 38. Page 36 of 44
1. Retaining wall condition Retaining wall Page 37 of 44
1. Doors Interior 2. Ceiling 3. Smoke Detectors Need to install appropriate amount of smoke detectors. 4. Electrical Need to install appropriate amount of smoke detectors. Page 38 of 44
5. Flooring 6. Ceiling fans Some carpet stains visible. Cat and smoke oder noticed. 7. Windows 8. Fire place Materials: Wood burning Get with homeowner on proper use and working condition. Today it was a TV stand. Page 39 of 44
Get with homeowner on proper use and working condition. Today it was a TV stand. 9. Walls 10. Railing Doesnt meet the 4 inch on center requirement for spindles. Page 40 of 44
11. Whole house fan Doesnt meet the 4 inch on center requirement for spindles. 12. Wet bar Page 41 of 44
1. Windows 2. Floors Bedrooms Master bedroom seamed bouncy to me.. My thought support post at kitchen doorway removed. See Picture. Adding support at kitchen would be relatively easy. Master bedroom seamed bouncy to me.. My thought support post at kitchen doorway removed. See Picture. Master bedroom seamed bouncy to me.. My thought support post at kitchen doorway removed. See Picture. 3. Ceiling fans Page 42 of 44
4. Closets Some closets need adjustment and hardware. 5. Electrical 6. Doors 7. Smoke Detectors Recommend smoke detectors for all bedrooms 8. Heat Page 43 of 44
9. Walls Missing boards noted around door frame. Patch hole upstair to the sun porch. Missing boards noted around door frame. Patch hole upstair to the sun porch. 10. Ceiling Patch hole upstair to the sun porch. Page 44 of 44