All-Tech Home Inspections

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All-Tech Home Inspections

Property Inspection Report
6305 Westlake rd, Twin Lake MI, 49457

Inspection prepared for: Peter Wagenmaker
Inspection Date: 1/24/2009 Time: 10 am-1 pm
Age: unknown
Weather: partly cloudy 14*
Inspection fee of $300 paid by personal check #1007 by client at time of inspection.
Inspector: John G. Jones

INACHI ID# NACHI06022160
Phone: 231-638-1622
Email: alltechinspect@hotmail.com
www.alltechinspect.com
Peter Wagenmaker 6305 Westlake rd, Twin Lake, MI
INTRODUCTION
We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire
Inspection Report. Call us after you have reviewed your emailed report, so we can go over any
questions you may have. Remember, when the inspection is completed and the report is delivered,
we are still available to you for any questions you may have, throughout the entire closing process.
Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection
of the visible portion of the structure; inspection may be limited by vegetation and possessions.
Depending upon the age of the property, some items like GFCI outlets may not be installed; this
report will focus on safety and function, not current code. This report identifies specific non-code,
non-cosmetic concerns that the inspector feels may need further investigation or repair.
For your safety and liability purposes, we recommend that licensed contractors evaluate and repair
any critical concerns and defects. Note that this report is a snapshot in time. We recommend that
you or your representative carry out a final walk-through inspection immediately before closing to
check the condition of the property, using this report as a guide.
PURPOSE AND SCOPE

This Inspection Report is supplemental to the Property Disclosure Statement.
This document was prepared as a report of all visual defects noted at the time and date of the
inspection. It is not necessarily an all-inclusive summary, as additional testing or inspection
information/processes and analysis may be pending. It is subject to all terms and conditions
specified in the Inspection Agreement.
It should be noted that a standard pre-purchase inspection is a visual assessment of the condition of
the structure at the time of inspection and is subject to day-to-day changes. The inspection and
inspection report are offered as an opinion only, of items observed on the day of the inspection.
Although every reasonable effort is made to discover and correctly interpret indications of previous
or ongoing defects that may be present, it must be understood that no guarantee is expressed nor
implied nor responsibility assumed by the inspector or inspection company for the actual condition of
the building or property being examined.
This firm endeavors to perform all inspections in substantial compliance with the International
Standards of Practice for Inspecting Properties (www.nachi.org/sop). The scope of the inspection is
outlined in the Inspection Agreement, agreed to and signed by the Client. Our inspectors inspect
the readily accessible and installed components and systems of a property as follows: This report
contains observations of those systems and components that are, in the professional opinion of the
inspector authoring this report, significantly deficient in the areas of safety or function. When
systems or components designated for inspection in the Standards are present but are not
inspected, the reason the item was not inspected may be reported as well.
This report summarizes our inspection conducted on this date at the above address.
EXCLUSIONS AND LIMITATIONS
The inspection is supplemental to the Property Disclosure Statement. It is the responsibility of the
Client to obtain any and all disclosure forms relative to this real estate transaction. The client should
understand that this report is the assessment of a Property Inspection Consultant, not a professional
engineer, and that, despite all efforts, there is no way we can provide any guaranty that the
foundation, structure, and structural elements of the unit are sound. We suggest that if the client is
at all uncomfortable with this condition or our assessment, a professional engineer be consulted to
independently evaluate the condition, prior to making a final purchase decision.
John G. Jones Page 1 of 54 All-Tech Home Inspections

This inspection is limited to any structure, exterior, landscape, roof, plumbing, electrical, heating,
foundation, bathrooms, kitchen, bedrooms, hallway, and attic sections of the structure as requested,
where sections are clearly accessible, and where components are clearly visible. Inspection of
these components is limited, and is also affected by the conditions apparent at the time of the
inspection, and which may, in the sole opinion of the inspector, be hazardous to examine for
reasons of personal or property safety. This inspection will exclude insulation ratings, hazardous
materials, retaining walls, hidden defects, buried tanks of any type, areas not accessible or
viewable, and all items as described in the Inspection Agreement. As all buildings contain some
level of mold, inspecting for the presence of mold on surfaces and in the air is not a part of the
actual inspection, but is a value added service to help you, the client, minimize the risks and
liabilities associated with Indoor Air Quality.
The International Standards of Practice for Inspecting Residential Properties are applicable to all
properties. They are not technically exhaustive and do not identify concealed conditions or latent
defects. Inspectors are not required to determine the condition of any system or component that is
not readily accessible; the remaining service life of any system or component; determination of
correct sizing of any system or component; the strength, adequacy, effectiveness or efficiency of
any system or component; causes of any condition or deficiency; methods, materials or cost of
corrections; future conditions including but not limited to failure of systems and components; the
suitability of the property for any specialized use; compliance with regulatory codes, regulations,
laws or ordinances; the market value of the property or its marketability; the advisability of the
purchase of the property; the presence of potentially hazardous plants or animals including but not
limited to wood destroying organisms or diseases harmful to humans; mold; mildew; the presence of
any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants
in soil, water or air; the effectiveness of any system installed or methods utilized to control or
remove suspected hazardous substances; the operating costs of any systems or components and
the acoustical properties of any systems or components.
Inspectors are not required to operate any system or component that is shut down or otherwise
inoperable; any system or component which does not respond to normal operating controls or
operate any shut off valves or switches. Inspectors are not required to offer or perform any act or
service contrary to law; offer or perform engineering services or work in any trade or professional
service. We do not offer or provide warranties or guarantees of any kind or for any purpose.
Inspectors are not required to inspect, evaluate, or comment on any and all underground items
including, but not limited to, septic or underground storage tanks or other underground indications of
their presence, whether abandoned or active; systems or components that are not installed;
decorative items; systems or components that are in areas not entered in accordance with the
International Standards of Practice for Inspecting Commercial Properties; detached structures;
common elements or common areas in multi-unit housing, such as condominium properties or
cooperative housing.
Inspectors are not required to enter into or onto any area or surface, or perform any procedure or
operation which will, in the sole opinion of the inspector, likely be dangerous to the inspector or
others or damage the property, its systems or components; nor are they required to move
suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice or debris or
dismantle any system or component, or venture into confined spaces. Our inspectors are not
required to enter crawlspaces or attics that are not readily accessible nor any area which has less
than 36” clearance or a permanently installed walkway or which will, in the sole opinion of the
inspector, likely to be dangerous, inaccessible, or partially inaccessible to the inspector or other
persons, or where entry could possibly cause damage to the property or its systems or components.
Inspector wants the Client to know that he is not a licensed Professional Engineer or Architect, and
does not engage in the unlicensed practice of either discipline. Opinions contained herein are just
that.

A WORD ABOUT RODENTS, VERMIN, AND PESTS
Vermin and other pests are part of the natural habitat, but they often invade buildings. Rats and
mice have collapsible rib cages and can squeeze through even the tiniest crevices. And it is not
uncommon for them to establish colonies within basements, crawlspaces, attics, closets, and even
the space inside walls, where they can breed and become a health-hazard. Therefore, it would be
prudent to have an exterminator evaluate the structures to ensure that it is rodent-proof, and to
periodically monitor those areas that are not readily accessible.
A WORD ABOUT CONTRACTORS AND 20-20 HINDSIGHT
A common source of dissatisfaction with inspectors sometimes comes as a result of off-the cuff
comments made by contractors (made after-the-fact), which often differ from ours. Don’t be
surprised when someone says that something needed to be replaced when we said it needed to be
repaired, replaced, upgraded, or monitored. Having something replaced may make more money for
the contractor than just doing a repair. Contractors sometimes say, “I can’t believe you had this
building inspected and they didn’t find this problem.” There may be several reasons for these
apparent oversights:
Conditions during inspection - It is difficult for clients to remember the circumstances in the subject
property at the time of the inspection. Clients seldom remember that there was storage everywhere,
making things inaccessible, or that the air conditioning could not be turned on because it was 60°
outside. Contractors do not know what the circumstances were when the inspection was performed.
The wisdom of hindsight - When a problem occurs, it is very easy to have 20/20 hindsight. Anybody
can say that the roof is leaking when it is raining outside and the roof is leaking. In the midst of a
hot, dry, or windy condition, it is virtually impossible to determine if the roof will leak the next time it
rains. Predicting problems is not an exact science and is not part of the inspection process. We are
only documenting the condition of the property at the time of the inspection.
A destructive or invasive examination - The inspection process is non-destructive, and is generally

noninvasive. It is performed in this manner because, at the time we inspected the subject property,
the Client did not own, rent, or lease it. A Client cannot authorize the disassembly or destruction of
what does not belong to them. Now, if we spent half an hour under a sink, twisting valves and
pulling on piping, or an hour disassembling a furnace, we may indeed find additional problems. Of
course, we could possibly CAUSE some problems in the process. And, therein lies the quandary.
We want to set your expectations as to what an inspection is, and what it not.
We are generalists - We are not acting as specialists in any specific trade. Our job is to visually
inspect, detect and report by referring defects, deficiencies or safety hazards to the appropriate
building trade Contractor. The heating and cooling contractor may indeed have more heating
expertise than we do. This is because heating and cooling is all he’s expected to know. Inspectors
are expected to know heating and cooling, plumbing, electricity, foundations, carpentry, roofing,
appliances, etc. That’s why we’re generalists. We’re looking at the forest, not the individual trees.
Exterior
Exterior section- this section consists of the structure and its related materials and
components.
Report key
GOOD= Appears Serviceable FAIR= Noted Wear/Deterioration
POOR= Repair or Replace N/A= Not Inspected/Present
S/H= Safety Hazard Present/Immediate Repairs Recommended
1. Door Condition
Good Fair Poor N/A S/H
Materials: Solid core
X Observations:
• Deadbolt needs adjustment to allow proper operation at:rear
entry
• One or more exterior doors are difficult to operate and or lock
due to:threshold screws need adjusted at rear door.
2. Storm doors
Observations:
X • Appears Serviceable
3. Siding Comments
Materials: Asbestos like composite shake material
X Observations:
• Functional
4. Trim Condition
Trim Materials: Wood
X Observations:
• Trim appears to be deteriorated and needs repair or
replacement at one or more locations. Decaying wood may attract
Wood destroying Organisms such as termites and carpenter ants.

5. Window Conditions
Window Types: Double Hung Type, Slider types, Vinyl replacement
X X windows
Observations:
• Single pane windows noted, recommend budgeting for
replacement to enhance homes efficiency and aesthetics.
• Cracked or broken window/s observed and in need of repair or
replacement
• One or more screens have damage/holes and are in need of
repair.
6. Door Bell
Observations:
X • Operated
7. Hose Bibb Condition
Valve type: Gate valve
X Observations:
• Recommend upgrading to a frost proof type hose bibb to prevent
possible damage due to cracking of water line in below freezing
temperatures.
• Not functional at one or more locations, further review and repair
recommended.
Not functional at one or more locations, further review and repair recommended.
8. Lighting Comments
Observations:
X • Bulb/s burned out/missing/broken, recommend replace bulbs
and confirm proper operation of fixtures.
• One or more fixture is missing/damaged/or in need of repair.

One or more fixture is missing/damaged/or in need of repair.

9. Receptacle/Wiring Comments
Observations:
X • Recommend upgrading all potential wet location
receptacles to GFCI protection for added safety to
occupants.
10. Vent Covers

Observations: Improper gas appliance vent cover noted,
X repair/replacement needed before using any gas fired
appliance at noted location.

Grounds
Grounds Section- this area consists of driveways, sidewalks,decks and their related
components, porches, stairs and landings.
Please note that some areas may NOT be visible for inspection due to snow or the
lack of access for complete review at the time of inspection.
Gates, fences,sprinkler systems as well as any other components not considered a

standard feature of a home are not included as part of the home inspection and will
not be included in this report.
Report key
1. Driveway
Materials: Surface not visible for identification at time of inspection
X Observations:
• Not visible for review or inspection at time of inspection due to
snow covering surface.

2. Sidewalks
Materials: Surface not visible for identification at time of inspection
X Observations:
• Not visible for identification or review at time of inspection due to
3. Deck/s
Observations: Not visible for inspection
X Observations:
• Inspection of deck structure was limited/not possible due to
snow preventing access/visibility of deck and its related
components.

4. Stairs
Locations: Left side of structure, Right side of structure
X Materials: Concrete
Observations:
• Surface not fully visible for identification at time of inspection.
• Current building standards allow a max rise in step height
of 7 3/4 inches, as well as a minimum of 4 inches. One or
more steps does not appear to be sufficient, making steps
unsafe/difficult to use. Recommend review and repair by a
qualified contractor to enhanced safety and ease of use for
occupants and guests.
Current building standards allow a max rise in step height of 7 3/4 inches, as well as a minimum of 4
inches. One or more steps does not appear to be sufficient, making steps unsafe/difficult to use.
Recommend review and repair by a qualified contractor to enhanced safety and ease of use for
5. Landing
Observations:
X • One or more entry doors lacks a proper sized landing.
Current building standard requires entry doors to have a
landing 36 inches deep and the width of the door opening,
recommend review and repair by Qualified Contractor to
enhance safety to occupants and guests.
6. Fence & Gates
Observations:
X • Fences and gates are NOT INCLUDED as part of a home
inspection, recommend confirming that all fences and gates are in
serviceable condition before the close of escrow
7. Grading
Observations:
X • Inspection of building site for proper grading was not possible
due to snow covering ground at time of inspection.

Inspection of building site for proper grading was minor settling observed, possibly due to poor
not possible due to snow covering ground at time drainage away from structure, further review
of inspection. needed.
Roof
Roofs section- covers all areas and components inspected by walking roof if
conditions allow. If conditions prevent walking of all roof areas due to safety hazard to
Inspector, then inspection may be limited to viewing from a ladder at the eaves or by
use of binoculars which will be noted in this section of the report.
Evaluations recommended in the report should be completed prior to the end of

the contingency period/transaction
Report key
1. Number of layers
Inspected By: not inspected
X Number of Layers:
• Limited visibility prevented identification of the number of roofing
layers.
2. Roof Comments
Method: Gable roof, 2x4 Rafters
X Materials: Asphalt
Observations:
• Inspection of roof was not possible due to conditions that
prevents visible inspection of materials,flashing and building
practices.

Inspection of roof was not possible due to conditions that prevents visible inspection of
materials,flashing and building practices.
3. Soffit & Fascia Condition
Materials: Wood
X Observations:
• One or more areas have gaps that need sealing. Recommend
sealing all possible entry points into structure to prevent unwanted
entry by Moisture, insects, birds and bats. Expanding foam can fill
gaps or cracks and be trimmed with a knife and painted once it
has cured. A quality caulk rated for exterior use is recommended
for small gaps/cracks.
• Soffit material appears to be damaged/rotted and needs repair
or replacement.
• Screens are rusted/damaged/missing in one or more areas and
in need of repair to prevent insect, bird, bat entry into structure.
Screens are rusted/damaged/missing in one or Loose/damaged in one or more areas and in

more areas and in need of repair to prevent need of repair.
insect, bird, bat entry into structure.

Soffit material appears to be damaged/rotted and needs repair or replacement.

4. Gutters/Downspouts
Observations:
X • Recommend addition of properly installed gutters and
downspouts to enhance water drainage away from structure.
• Loose/needs repairs at structure.
• Recommend extending downspouts to enhance drainage AWAY
from structure.
Loose/needs repairs at structure. Recommend extending downspouts to enhance

drainage AWAY from structure.

Loose/needs repairs at structure.

5. Flashing
Observations:
X • Not visible for review or inspection at time of inspection due to
• Flashing at chimney appears to be improper and in need of
repairs/maintenance by a qualified roofing contractor. See
Photo/s.
improper flashing noted

6. Chimney
Observations:
X • Inspection was limited from viewing from ground, due to roof
covered by snow/ice presenting safety hazard to inspector.
• Recommend installation of a proper rain cap to prevent animal
nests/pest entry/water intrusion.
• Deteriorated/missing mortar noted, recommended re-tucking of
mortar joints to prevent future damage.
• Chimney appears to have structural damage that required
review and repair by qualified contractors.
Deteriorated/missing mortar noted, recommended appears to be leaning towards structure, further

re-tucking of mortar joints to prevent future review needed
damage.
Chimney appears to have structural damage that Recommend installation of a proper rain cap to
required review and repair by qualified prevent animal nests/pest entry/water intrusion.
contractors.

7. Spark Arrestor
Observations:
X • Recommend adding a spark arrestor/rain cap to prevent ambers
form wood burning appliance escaping and potentially causing a
fire.
8. Vent Caps
Observations:
X • could not inspect due to wet/ice/snow/height
Attic
Attic section- Attics are subject to limited inspection due to limited visibility,mobility
and lastly most areas are covered by insulation and the potential to cause damage to
the structure like (falling through ceilings) is possible. Due too these issues some
hidden defects could be present but not able to detect under the scope of a home
inspection.
Report key
1. Access
Observations:
X • Functional
2. Exhaust Vent
Observations:
X X • One or more exhaust fan ducts not visible for confirmation that
bathroom exhaust fans terminate properly to the exterior,
recommend further review to assure that there is no unwanted
moisture terminating into the attic. It is not uncommon for bath
fans to be improperly vented into the attic space which could
potentially cause moisture buildup and possible indoor mold
issues to arise.
3. Insulation Condition
Materials: Fiberglass, Cellulose
X Depth: Less than 3 inches observed, Various depths noted
Observations:
• Insulation depth appears to be insufficient by modern standards
in one or more areas, recommend additional insulation to provide
a minimum of 12-18 inches of insulation to enhance homes
efficiency. Recommend professional installation to prevent
blocking of soffit vents.
• One or more areas not accessible for inspection of insulation.

Insulation depth appears to be insufficient by One or more areas not accessible for inspection
modern standards in one or more areas, of insulation.
recommend additional insulation to provide a
minimum of 12-18 inches of insulation to enhance
homes efficiency. Recommend professional
installation to prevent blocking of soffit vents.
4. Structure
Observations:
X • Structure has been reinforced in one or more areas.
Recommend review of repairs by a Qualified Contractor to assure
that all work was performed to current building standards.
• Evidence of moisture damage to roof sheathing noted at one or
more locations, see photo/s. Did not confirm that areas noted
have been properly repaired. Recommend monitoring areas and
repair as needed by a qualified contractor.
• Sagging 2x4 roof framing observed. Recommend further review
and repair estimates by a Qualified Contractor.
• Crack in rafter/sheathing board/s noted. Recommend repairs to
board as needed.

active water intrusion observed Crack in rafter/sheathing board/s noted.

Recommend repairs to board as needed.
Sagging 2x4 roof framing observed. Recommend Structure has been reinforced in one or more
further review and repair estimates by a Qualified areas. Recommend review of repairs by a
Contractor. Qualified Contractor to assure that all work was
performed to current building standards.

Evidence of moisture damage to roof sheathing not all areas of structure are visible for inspection
noted at one or more locations, see photo/s. Did due to wall and ceiling covering framing.
not confirm that areas noted have been properly
repaired. Recommend monitoring areas and
repair as needed by a qualified contractor.
5. Attic Comments
Observations: Rodent droppings present, recommend consulting
X with a qualified pest infestation contractor to ensure not rodents
are present. Rodents have been known to cause damage to wires
which presents a fire hazard due to wires causing arc fires.
Foundation
Foundation section -any areas of the foundation that are not visible to the naked eye
or below grade are not included as part of a home inspection.
Report key
Radon Information- http://www.alltechinspect.com/radonfaq.html

1. Foundation Type
Type: Combination basement-crawlspace
Materials: Concrete Block Wall

2. Foundation Comments
Observations:
X • Due to the age of the home it is highly recommended to obtain a
guaranteed Termite inspection by a Qualified Pest Inspector. This
home was built before pressure treated lumber was available,
therefore Wood Destroying Insects infestation could be
considered a higher risk than a home built by todays building
standards.
3. Floor Joist/Beam
Materials: dimensional lumber floor joists
X Observations:
• Not fully visible for inspection due to lack of access to all areas.
• Appear Functional
Observations:
X • Recommend adding insulation to perimeter of structure to
enhance the homes heating efficiency.
Crawlspace
Crawlspace section- crawlspace inspections may be limited due to
lack of access, debris, unsafe environment for the inspector.
Report key
1. Crawlspace
Access Location: Access hatch at interior floor
X Observations:
• Recommend adding a properly installed vapor barrier.
• Insulation was observed to be missing or out of place.
Recommend repair to promote proper insulation and increased
efficiency of home.
• One or more areas show signs of water intrusion, recommend
review and repair by a Qualified Contractor to prevent further
deterioration which could lead to structural damage if left in
disrepair.

abandoned water heater noted in crawlspace FYI. abandoned floor furnace noted in crawlspace FYI.
One or more areas show signs of water intrusion, recommend review and repair by a Qualified
Contractor to prevent further deterioration which could lead to structural damage if left in disrepair.
2. Ventilation
Observations: No vents present
X
3. Foundation Walls
Observations:
X • Moderate cracking/movement in foundation was observed at
one or more locations. Recommend further review by a Qualified
Contractor/Structural Engineer for repair options and cost
estimates.
• Footing appear to be insufficient/deteriorated. Recommend
further review by a Qualified Contractor or Structural Engineer.

Erosion noted under footer,review and repair photo shows insufficient footer depth and erosion
needed.
movement of footer noted at area that was Previour repair work observed, note large gap at
damaged for flue vent pipe top that does not support sill plate, further review
and repair needed.
4. Floor Joist/Beam
Materials: dimensional lumber floor joists
X Observations:
• Improper construction practices observed at one or more floor
joist noted, Recommend review and repair by a Qualified
Contractor to provide proper support to load bearing floor system.
• Deterioration/ damage of one or more floor joist noted,
Recommend review and repair by a Qualified Contractor to
evaluate load bearing members.
• Floor joists not properly supported at load bearing points.
Installation of joist hanger's or other means of support are
needed. Recommend review and repair by a qualified contractor.
• Support post/blocks appear to lack proper footing to support
load, Review by a qualified foundation contractor is
recommended.
Improper construction practices observed at one Support post/blocks appear to lack proper footing
or more floor joist noted, Recommend review and to support load, Review by a qualified foundation
repair by a Qualified Contractor to provide proper contractor is recommended.
support to load bearing floor system.
Support post/blocks appear to lack proper footing note bowing of support lumber shows evidence of
to support load, Review by a qualified foundation movement.
contractor is recommended.

Floor joists not properly supported at load bearing Deterioration/ damage of one or more floor joist
points. Installation of joist hanger's or other noted, Recommend review and repair by a
means of support are needed. Recommend Qualified Contractor to evaluate load bearing
review and repair by a qualified contractor. members.
Deterioration/ damage of one or more floor joist Improper construction practices observed at one
noted, Recommend review and repair by a or more floor joist noted, Recommend review and
Qualified Contractor to evaluate load bearing repair by a Qualified Contractor to provide proper
members. support to load bearing floor system.

Floor joists not properly supported at load bearing points. Installation of joist hanger's or other means
of support are needed. Recommend review and repair by a qualified contractor.
Garage
Garage section- please note that unattached garages or other outbuilding/sheds are
not included as part of a standard home inspection.
All-Tech Home Inspections will inspect and report on any defects or safety hazards
observed as part of this ancillary service, with prior notice and understanding that
additional charges apply.
Report key
1. Garage Notes
Observations: Home has no garage to inspect.
X
Plumbing
Plumbing- Some areas are not visible for inspection due to finished walls and
ceilings preventing full view and inspection of all plumbing pipes,fittings and fixtures.

the contingency period/transaction.
Report key

1. Main Water Line

Location: Basement
X Material: Plastic, Galvanized pipe
Observations:
• Water shut off location shown to client in the event of an
emergency.
• Gate valve present, this type of valve has a history of failure with
age. Recommend monitor valve for leaks and upgrading to a ball
type valve by a Qualified Plumber if leaking is observed.
• Galvanized pipes present and has an average service life of 30
years. Pipes rust from the inside reducing the diameter and
causing loss of pressure and rust in water. Recommend
budgeting for replacement of galvanized piping in the near future.
• Leaking observed and needs immediate repair by a qualified

Plumbing Contractor to prevent unwanted moisture in living
space.
Leaking observed and needs immediate repair by Water shut off location shown to client in the
a qualified Plumbing Contractor to prevent event of an emergency.
unwanted moisture in living space.
2. Water Pressure
PSI Observed:
X • Water pressure not determined due to lack of a operational
spigot to take a reading at the time of inspection.

3. Supply Lines
Materials: Chlorinated Polyvinyl Chloride "CPVC", Cross Linked
X Polyethylene "PEX", Copper
Observations:
• Home winterized, not able to inspect entire system at time of
inspection. Recommend complete review of water supply lines
before closing date.
• Gate valve/s observed at one or more locations. This type of
valve has a history of leaking at the stem seal with age,
recommend monitor for leaks and budgeting for upgrading to ball
type valves.
• Saddle valve observed in water supply line. These type of valves
pierce the pipe with a needle and are known to fail without notice.
Recommend review and repair by a Qualified Plumbing
Contractor BEFORE seal fails, causing damage to structure and
personal belongings.
• Damaged/open supply line noted and needs repair by a qualified
plumber.
• Unprofessional repairs/upgrades noted to supply lines at one or
more locations observed. Recommend review and proper repairs
by a Qualified Plumber.
• Supply lines are susceptible to damage due to location in
unheated crawlspace. Proper weatherization will be needed to
prevent damage to water lines. Review and repairs/upgades
recommended.
• Recommended considering PEX (Cross Linked Polyethylene) as
an economical means of repair to damage/deteriorated water
lines. Please visit http://pexinfo.com/ for more info on pex and
installation practices.
Damaged/open supply line noted and needs Supply lines are susceptible to damage due to
repair by a qualified plumber. location in unheated crawlspace. Proper
weatherization will be needed to prevent damage
to water lines. Review and repairs/upgades
recommended.

Unprofessional repairs/upgrades noted to supply lines at one or more locations observed.

Recommend review and proper repairs by a Qualified Plumber.
4. Fuel/Gas Line
Fuel type: Natural Gas
X X Location: Right side of structure
Observations:
• Gas shut-off valve location was shown to client for emergency
purposes.
• Insufficient support to gas line observed, recommend adding
hangers to support pipe.
• Uncapped gas line was observed at one or more appliance
locations. Recommend installing a threaded cap to prevent
possible safety hazard to occupants if a persons opens a
shut off valve.
Insufficient support to gas line observed, Insufficient support to gas line observed,
recommend adding hangers to support pipe. recommend adding hangers to support pipe.

5. Drain/Waste/Vent Pipes
Materials: Poly Vinyl Chloride "PVC", Acrylonitrile-Butadiene-
X Stryrene "ABS", Cast iron
Observations:
• Active leak observed at one or more drain pipe/s. Recommend
review and repair by a Qualified Plumber.
• Improper combination of dissimilar plastic drain pipe observed.
There is no way to confirm that the use of a special PVC to ABS
cement was used, most local building officials prohibit the
combination of different types of plastic piping. Review and repair
is recommended by a Qualified Plumber.
6. Well
X • Home is equipped with a private water well which is NOT

included as part of a standard home inspection due to non visible
parts underground and not available for inspection. Recommend
water analysis to verify quality and to detect any possible
contaminants. Recommend obtaining location of well from seller
<FYI>
7. Septic
X • Home is equipped with a private septic system. Tanks and

drainage fields are not visible for inspection and are NOT included
as part of a Home Inspection. Recommend obtaining all
applicable information regarding system such as but not limited to:
Location and size of tank/s and drain field, Permits, And the Last
tank cleaning date.
Water Heater
Water Heaters- typical life expectancy of a water heater averages 7-12 years. Older
units could fail without notice, recommend budgeting for replacement BEFORE unit
fails. For added efficiency consider upgrading to a tankless type water heater.

Report key
1. Water Heater Condition
Heater type: Gas
X Location: Basement
Observations:
• Operated
2. Number of Gallons
Observations:
X • 40 gallons
3. Gas Valve
Observations:
X • Present
4. Plumbing
Materials: Galvanized, CPVC
X Observations:
• Functional
5. Combustion
Observations:
X • Functional
6. Venting
Observations:
X • Functional
7. Temperature Pressure Relief Valve
Observations:
X • Appears Serviceable
Electrical
What is a GFCI?
Many people are injured from electrical shock each year. Some of these injuries can
be prevented by installing GFCI devices in your home and testing them regularly. Play
it safe and install SmartLock GFCIs with patented lockout action in locations required
by the National Electric
Code, such as kitchens, bathrooms, laundry rooms -wherever there’s a source of
water in your home.
A GFCI is a receptacle or outlet designed to protect people from hazardous ground

faults. A ground fault occurs when electrical current travels through any abnormal
path to ground, which can be dangerous if the current travels through a person. This
can happen when any appliance plugged into an outlet becomes damaged. Electrical
current "leaking" from the faulty appliance
can travel through anyone touching it, especially in a wet environment, causing a
serious electrical shock.
How does a GFCI work?

The GFCI monitors the flow of electricity from the outlet to any electrical device
plugged into it. If the GFCI detects that some current is not returning to the
receptacle, and is going out
through another path, the GFCI will quickly turn off power to the receptacle.
Where should GFCIs be installed?

Anywhere a receptacle is required and a water source is present, such as kitchens,
bathrooms, laundry rooms, workshops and garages, as well as near pools, spas, hot
tubs and similar outdoor installations.
Why are GFCIs required in residences?

Since the mid-1970’s, the National Electrical Code has required that all new homes
have GFCIs installed in various locations where hazardous ground faults are most
likely to occur.
Beginning January 1, 2003, all UL-Listed GFCIs must meet tougher new listing
requirements for mis-wiring, surge immunity, and resistance to corrosion and noise.
New UL Requirements Make GFCIs Safer Underwriters Laboratories (UL), the world’s
leading product safety and certification organization, has issued changes to help
ensure that GFCIs provide the highest level of consumer protection.
These changes went into effect on January 1, 2003. The new
standards include provisions for:
• Increased surge immunity
• Increased corrosion-resistance
• Increased electrical noise-resistance
• A diagnostic for miswiring
Electrical system- wiring inside of finished walls and ceilings are not subject to
inspection due to not visible for inspection.
Report key
1. Cable Feeds
Service Type:
X • Overhead
2. Main Amp Capacity
Main Amp: 100 amp
X

3. Electrical Panel
Location: Exterior of structure
X Sub Panel Location: Basement
Observations:
• Main shut off switch location is noted for future reference. Home
owners should have this information in the event of an
emergency.
• Lack of adequate work space in front of electric panel noted.
• Circuits do not appear to be properly/completely labeled at
dead front cover, recommend identifying and labeling ALL
circuits for enhanced safety to occupants. The main
disconnect breaker is especially important to locate quickly
in case of an emergency.
poor location for light, recommend relocate to Lack of adequate work space in front of electric
prevent burn potential. panel noted.
4. Breakers
Panel Brand: Cutler Hammer
X Observations:
• "Double tapping" of one or more breaker observed. Breakers are
designed for one circuit or wire. Review and repair by a Qualified
Electrician recommended.

5. Conductor Comments
Wiring Method: Non metallic sheathed copper wiring
X X Observations:
• Due to the age of the home the electrical system lacks several
safety features of todays modern construction practices.
Recommend review and upgrade of outdated 2 wire conductors
with current hot,neutral and ground wire branch circuit conductors
for added safety of occupants and electronic equipment.
• Due to personal belongings blocking areas of the home several
receptacles were not available for inspection/testing at the time of
inspection.
• Abandoned wiring noted, recommend removal or proper
termination of all old wiring to prevent a possible shock
hazard if conductors become energized inadvertently in the
future..
Abandoned wiring noted, recommend removal or proper termination of all old wiring to prevent a
possible shock hazard if conductors become energized inadvertently in the future..

6. Wiring Notes
Notes:
X • One or more light fixtures did not operate at time of inspection.
Recommend replace bulbs with new ones. Further review by a
qualified electrician is recommended if this does not resolve
lighting deficiencies.
Heat/AC
HVAC -The Heating, Ventilation, and Air Conditioning 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 and
ventilation while keeping maintenance costs at a minimum. The HVAC system is
usually powered by electricity or natural gas, but can also be powered by other
sources such as butane, oil, propane, solar panels, wind turbine or wood.
The inspector will test the heating and air conditioner by normal means of operation
by activating the thermostat. For a more thorough investigation of the system please
contact a licensed HVAC service person.
A/C units cannot be operated at temperatures below 65degree due to the inability to
extract heat, which causes unit to ice up causing damage to compressor.

Report key
1. Heater Condition
Location/s: Basement
X Heat Type/s: Gas, Conventional forced air
Observations:
• Functional
2. Heater Base
Observations:
X • Functional
3. Gas Line/Valves
Observations:
X • Functional

4. Filters
Location: between supply and return plenums
X Observations:
• Difficult to access due to obstruction or poor installation
practices. Recommend further review and repair by a Qualified
HVAC Technician.
• Dirty filter noted, recommend replacement with a high quality
pleated filter to enhance the indoor air quality for occupants.
• Recommend changing/cleaning filter monthly in heating season
to enhance air quality as well as extending the furnaces lifespan.
Difficult to access due to obstruction or poor installation practices. Recommend further review and
repair by a Qualified HVAC Technician.
5. Burners
Observations:
X • The inspector is not equipped to thoroughly inspect heat
exchangers for evidence of cracks or holes, as this can only be
done by dismantling the unit or other technical procedures. Some
funaces are designed in such a way that inspection is almost
impossible.
• Not inspected due to lack of access door for visual inspection.
6. Venting
Observations:
X • Functional
7. Registers
Observations:
X • Dirty registers/ducts noted, recommend cleaning to enhance
indoor air quality.
8. Refrigerant Lines
Observations:
X • Functional

9. AC Compress Condition
Type: Electric
X Location: Exterior Right
Observations:
• compressor was not fully visible for inspection due to snow
limiting view of unit
• Exterior temperature was below 65 degrees at time of
inspection. Thus preventing operation of A/C unit due to damage
will occur if condensor is operated during current weather
conditions. Inspection was limited to visual observations.
Recommend receiving confirmation from sellers of the proper
operation of unit.
10. Condensate Pump

Observations: Functional
X
11. Condensate Line

Observations:
X • Home is equipped with a private septic system. Excess water is
not recommended to discharge into system. Recommend routing
condensate line to exterior location such as properly installed
downspout terminations that are sufficient distance from structure
12. A/C Power
Materials: 240 vac
X Observations: Functional
13. Thermostats
Observations:
X • Functional

14. Ductwork
Observations:
X • Recommend using insulated ductwork in unconditioned spaces
to prevent condensation from accumulating which could present
potential mold issues in the ductwork or on the insulation.
• Recommend sealing all gaps, cracks and holes in the HVAC
duct system for increased efficiency and lower energy bills.
Recommend using insulated ductwork in Recommend sealing all gaps, cracks and holes in
unconditioned spaces to prevent condensation the HVAC duct system for increased efficiency
from accumulating which could present potential and lower energy bills.
mold issues in the ductwork or on the insulation.
15. Heating Notes
Observations:
X • Home is not equipped with a centralized heat source that allows
heating and cooling to ALL living spaces/rooms. Recommend
consulting with a HVAC Contractor for estimates on upgrading for
added comfort and efficiency.
Interior Areas
Interiors section- Within these areas the inspector is performing a visual inspection
and will report visible damage, wear and tear, and moisture problems if seen.
Personal items in the structure may prevent the inspector from viewing all areas on
the interior.
The inspector does not test for mold or other hazardous materials as part of a
standard home inspection. These services are available upon request for additional
inspection testing fees.

Report key

1. Window Condition
Type/s: single panes • Vinyl Replacements
X Observations:
• Vinyl replacement windows appear to be installed. Visual
inspection cannot confirm that windows were installed
professionally which could result in water intrusion if not properly
flashed and caulked during installation. Recommend contacting
sellers as to the window manufacturers warranty information and
literature.
• Single pane windows noted at one or more locations.
Recommend budgeting for replacement to enhance homes
efficiency and aesthetics.
2. Wall Condition
Materials: Multiple materials used
X Observations:
• Common nail holes and patched areas noted as one or more
locations.
• Small cracking observed at one or more locations.
• Limited access shows signs that one or more areas of the home
appear to lack insulation in the wall cavities. Due to the age of the
home it is likely that no insulation was installed at time of
construction. Recommend consulting with a Qualified Insulation
Contractor familiar with insulation old construction to enhance the
heating and coooling efficiency of the dwelling. Usually this
consists of boring holes at the exterior at each stud bay location
and filling with a loose fill material then installing a plug over the
hole.

Limited access shows signs that one or more areas of the home appear to lack insulation in the wall
cavities. Due to the age of the home it is likely that no insulation was installed at time of construction.
Recommend consulting with a Qualified Insulation Contractor familiar with insulation old construction
to enhance the heating and coooling efficiency of the dwelling. Usually this consists of boring holes
at the exterior at each stud bay location and filling with a loose fill material then installing a plug over
the hole.
3. Ceiling Condition
Materials: Multiple materials used
X Observations:
• Common cracks/patched areas observed at one or more
locations.
• Evidence of staining from what appears to be a roof leak at one
or more locations, stain/s appear to be dry at time of inspection.
recommend monitor suspect area and repair as needed by a
qualified roofing contractor.
4. Doors
Observations:
X • One or more did not latch correctly, repairs recommended.
• One or more doors appears to be out of square in jamb, this may
be a sign of structural settling or movement and warrants further
review of foundation condition by a Qualified Contractor.

One or more did not latch correctly, repairs recommended.

5. Closets
Observations:
X • Recommend changing bulbs to compact fluorescent type to
eliminate fire hazard as well as provide energy savings.

6. Fireplace
Location/s: Living Room, Basement
X X Type: Mason built (wood burning only), Mason built (gas log only)
Observations:
• recommend annual cleaning by a qualified chimney sweep
contractor
• deteriorated mortar
• loose bricks
• Unprofessional installation noted. Recommend review and repair
by a Qualified fireplace installation contractor, to bring installation
is up to current building standards.
• One or more fireplace/s is deteriorated and is beyond its useful
lifespan. Repair or replacement by a Qualified Fireplace
Installation Contractor is needed before occupants use fireplace.
• Damper/flue lever is difficult to operate/broken or not functional
at time of inspection. Recommend review and repair by qualified
chimney contractor.
• Gas fired appliance/s appear to be venting thru an unlined

chimney flue. Recommend review and proper installation of a
flue liner by a Qualified Contractor. In the event of mortar
deterioration carbon monoxide could enter living space
unknowingly without a properly installed flue liner.
• Creosote build up was observed and is considered highly
flammable. Recommend hiring a chimney sweep to clean flue
before operating fireplace/stove.
Creosote build up was observed and is unlined and deteriorated flue damper noted,
considered highly flammable. Recommend hiring review and repair needed before operation of
a chimney sweep to clean flue before operating fireplace.
fireplace/stove.

loose bricks Unprofessional installation noted. Recommend

review and repair by a Qualified fireplace
installation contractor, to bring installation is up to
current building standards.
7. Floor Condition
Materials: multiple materials used
X Observations:
• Floor covering is lifting at one or more areas, trip hazard present
and should be repaired to enhance safety to occupants and
guests.
• appear to be sloping/unlevel, recommend review and repair by
qualified contractors.
Floor covering is lifting at one or more areas, trip hazard present and should be repaired to enhance
safety to occupants and guests.
Kitchen
Kitchen- The kitchen is used for food preparation and often for entertainment.
Kitchens typically include a stove, dishwasher, sink and other appliances. Inspection
is limited to permanently installed appliances only,such as dishwasher,built in stove

or cooktops and garbage disposals. Refrigerators, built in ice makers, trash
compactors, water filters and freezers are not included as part of a home inspection.

Report key
1. Cabinets
Observations:
X • Average condition considering age of cabinets
2. Counters
Observations:
X • Average condition considering age of countertops
3. Dishwasher
4. Electrical
Observations:
X • Recommend changing bulbs to compact fluorescent type to
eliminate fire hazard as well as provide energy savings.
• Improper use of extension cord for permanently installed
electrical appliance/light was observed and needs upgrade or
repairs.
• recommend electrician to evaluate
recommend electrician to evaluate

5. GFCI
Observations:
X • All receptacles within 6 feet of a water source are required
to be GFCI protected as a safety feature. Recommend having
a qualified electrician install GFCI at all applicable locations
to bring home up to current building standards for enhanced
safety to occupants
6. Oven & Range
Observations:
X • Functional at time of inspection
• Gas unit noted <FYI>
7. Plumbing
Observations:
X • Visible leaking under sink
8. Sinks
Observations: Functional
X
9. Spray Wand
Observations: Operated
X
10. Vent Condition

Materials: Ceiling vent fan
X Observations:
• older unit observed
Bathrooms
Bathroom section- 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, wall
paper 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.
Report key
1. Locations
Location/s: Main Floor Bathroom, Main floor bath #2
2. Wall Condition
Observations:
X • Evidence of moisture damage noted at one or more locations,
recommend repair of water intrusion and repair/replace any
materials that show damaged/have mold like growth.
Evidence of moisture damage noted at one or more locations, recommend repair of water intrusion
and repair/replace any materials that show damaged/have mold like growth.
3. Cabinets
Observations:
X • normal wear for age
4. Counters
Observations:
X • Vanity top loose on cabinet base. Recommend caulking
adhesive applied to prevent possible damage to plumbing lines if
knocked around.
5. Ground Fault Circuit Interupters
Observations:
X • GFCI tested and functioned properly

6. Exhaust Fan
Observations:
X • worn/older unit observed, recommend budgeting for
replacement as unit could fail without notice.
• Did not confirm that vent fan terminated to outside air due to lack
of access. Recommend confirming that fan is duct does not
terminate in ceiling/attic area, due to potential for unwanted
elevated indoor mold growth.
7. Heating
Observations: no heat register located in one or more bathroom
X locations noted.
8. Toilets
Observations:
X X • home winterized not able to inspect for leaks at time of
inspection
• One or more toilets are missing a shut off valve. Recommend
addition of a shut off valve for convenience during future
maintenance of toilet.
One or more toilets are missing a shut off valve. Recommend addition of a shut off valve for
convenience during future maintenance of toilet.
9. Sinks
Observations:
X X • home winterized not able to inspect for leaks at time of
inspection
10. Plumbing
Observations:
X X • one or more area of the home winterized, not able to inspect for
leaks at time of inspection.

11. Bath Tubs

Observations:
X X • Caulking recommended at all transition areas to prevent
moisture damage to floor and walls.
• One or more area of the home winterized, not able to inspect for
leaks at time of inspection.
12. Window Condition
Observations:
X • Deterioration noted due to contact with moisture, repairs
needed.
• Window does not appear to have safety glass which
prevents personal injury in the event of breakage.
Recommend repairs to enhance safety to occupants.
Bedrooms
Bedroom section- The main area of inspection in the bedrooms is the structural
system. This means that all walls, ceilings and floors will be inspected. Doors and
windows will also be investigated for damage and normal operation. Personal items in
the bedroom may prevent all areas to be inspected as the inspector will not move
personal items.

Report key
AFCI Circuit Breakers
Arc fault circuit interrupters (AFCI) are fairly new in the Michigan electrical industry.
Similar to ground fault circuit interrupters (GFCI), they are designed to shut off the
electricity to a circuit when a specific type of problem is detected. AFCI's are
specifically designed to help prevent arcing, which is a common cause of electrical
fires in our homes. They are placed in the electric panel and have been required to be
installed on all homes built as of 2002.
As with the GFCI outlets in our kitchens and bathrooms, the AFCI breakers in the
electric panel also should be tested monthly to ensure that they are working properly.
Each AFCI breaker is labeled and has a test button on it. AFCI circuit breakers
typically protect all the electrical outlets and switches in the bedrooms, so monthly
testing will result in any bedroom alarm clocks, televisions, video recorders, etc.,
needing to be reset monthly, as well.
If AFCI breakers trip regularly, consult a qualified electrician immediately to determine
why the tripping is occurring.
1. Locations
main floor #1, main floor #2, main floor #3

2. Arc Fault Circuit Interupters

Observations:
X • Recommend upgrading all bedroom circuits to Arc Fault Circuit
interrupter protection to enhance the safety to occupants by
bringing the home up to current safety standards.
3. Smoke Detectors
Observations:
X • All-Tech highly recommends changing batteries in detectors
twice a year for piece of mind in a power outage situation. A great
way of remembering is at seasonal time changes. We think you
will agree that your families safety is worth every penny spent to
install fresh batteries.
• Highly recommend installing new/working smoke detectors
in ALL sleeping areas as a safety upgrade to occupants.
Basement Interior
Basement interior section- some areas of the basement may be unavailable for
inspection due to finished wall/ceiling coverings.
Report key
1. Stairs
Observations:
X • Recommend installing handrail with spindles that do not
allow a 4" sphere to pass between openings. This is to
prevent small children from slipping through/getting their
heads lodged between spindles.
• Current building standards require illumination at stairways
and landings, recommend adding light fixture over stairway
for enhanced safety to occupants and guests.

Recommend installing handrail with spindles that do not allow a 4" sphere to pass between
openings. This is to prevent small children from slipping through/getting their heads lodged between
spindles.
2. Floor Joist/Beam
Materials: Dimensional lumber floor joists
X Observations:
• Some areas are not visible for inspection due to wall/ceilings
covered which prevents review of structural members.
• Appear Functional
3. Sub Flooring
Observations:
X • Functional
• Not fully visible for inspection due to lack of access.
• evidence of past leaking, recommend monitor area and repair as
needed
evidence of past leaking, recommend monitor area and repair as needed

4. Anchor Bolts/Straps
Observations: Not visible, Home was constructed before
X anchors/straps were required, retrofitting is recommended to
enhance structure in the event of a tornado/ high winds.
Observations:
X • Recommend adding insulation to perimeter of structure to
enhance the homes heating efficiency.
• Full view of foundation insulation was not available due to lack of
access.
6. Basement Floors
Material: Concrete
X Observations:
• The EPA recommends all homes be tested for Radon. Please
visit www.nachi.org/radon.htm also visit www.epa.gov/radon/ for
information that is important for you and your family. All-Tech is
trained and certified to conduct radon testing. When scheduling
please inform us that you have used All-Tech for your Home
Inspection and we will give you $25 off the $150.00 Radon Gas
Testing.
• Common cracks observed at one or more locations.
Recommend monitoring cracks and consult with qualified
foundation contractors if crack shifts or becomes enlarged due to
foundation movement. This is unlikely, but none the less it is
recommended to monitor noted areas of structural concern such
as the following; (foundation, roof and structure).
7. Sump Pump
Sump Type: float type
X Location: Basement
Observations:
• Functional at time of inspection.
• Sump pump has debris in pit, recommend routine cleaning to
prevent possible backup causing damage to flooring/personal
belongings.
• Recommend adding/repairing cover to sump pit.
8. Wall Comments
Observations:
X • Efflorescence present which indicate moisture intrusion,
recommend review by a Qualified Foundation Contractor if the
addition of properly installed gutters and downspouts do not
remedy the water intrusion issues.

9. Doors
Observations:
X • Gap at entry door weather seal noted, review and repair
recommended to prevent unwanted drafts.
Laundry
Laundry area- inspection does not include operation of the washer, dryer, dryer vent
pipe or the plumbing standpipe for proper operation.
Report key
1. Locations
Location: Basement

2. Dryer Vent
Observations:
X • Routine cleaning of vent termination is recommended to prevent
risk of lint buildup posing a fire hazard.
• Improper plastic/foil duct observed which can easily become
clogged or damaged. Recommend upgrading to a flexible metal
type vent pipe. Gas equipped dryers produce carbon monoxide as
a byproduct of combustion. Recommend upgrading to enhance
indoor air quality and occupant safety.
3. Gas Valves
Observations:
X • Home is equipped for a Gas dryer only .<FYI>
• Gas line is kinked in one or more locations. Repairs needed to
gas line.
• No gas shut off valve observed AT appliance
location,recommend gas valve installation behind appliance for
added convenience and safety to occupants.
Gas line is kinked in one or more locations. Repairs needed to gas line.
4. Plumbing
Observations:
X X • Manufactures recommend replacement of washing machine
hoses every 5 years to reduce the chances of possible line
rupture which causes hundreds of thousands of dollars in water
damage every year. Recommend replacing lines with steel
braided lines as this type is designed to provide added rupture
resistance
• did not operate washer or test hoses
• did not test washer stand pipe as this is beyond the scope of a
home inspection

5. Wash Basin
Observations:
X • no supply lines attached, not available for inspection.

Report Summary
Report Summary
Exterior
Page 6 Item: 9 Receptacle/Wiring • Recommend upgrading all potential wet
Comments location receptacles to GFCI protection for added
safety to occupants.
Page 7 Item: 10 Vent Covers Improper gas appliance vent cover noted,
repair/replacement needed before using any gas
fired appliance at noted location.
Grounds
Page 9 Item: 4 Stairs • Current building standards allow a max rise in
step height of 7 3/4 inches, as well as a minimum
of 4 inches. One or more steps does not appear
to be sufficient, making steps unsafe/difficult to
use. Recommend review and repair by a qualified
contractor to enhanced safety and ease of use
for occupants and guests.
Page 9 Item: 5 Landing • One or more entry doors lacks a proper sized
landing. Current building standard requires entry
doors to have a landing 36 inches deep and the
width of the door opening, recommend review
and repair by Qualified Contractor to enhance
safety to occupants and guests.
Plumbing
Page 27 Item: 4 Fuel/Gas Line • Uncapped gas line was observed at one or more
appliance locations. Recommend installing a
threaded cap to prevent possible safety hazard to
occupants if a persons opens a shut off valve.
Electrical
Page 31 Item: 3 Electrical Panel • Circuits do not appear to be
properly/completely labeled at dead front cover,
recommend identifying and labeling ALL circuits
for enhanced safety to occupants. The main
disconnect breaker is especially important to
locate quickly in case of an emergency.
Page 32 Item: 5 Conductor • Abandoned wiring noted, recommend removal
Comments or proper termination of all old wiring to prevent
a possible shock hazard if conductors become
energized inadvertently in the future..
Interior Areas
Page 39 Item: 5 Closets • Recommend changing bulbs to compact
fluorescent type to eliminate fire hazard as well
as provide energy savings.

Page 41 Item: 6 Fireplace • Gas fired appliance/s appear to be venting thru

an unlined chimney flue. Recommend review and
proper installation of a flue liner by a Qualified
Contractor. In the event of mortar deterioration
carbon monoxide could enter living space
unknowingly without a properly installed flue
liner.
• Creosote build up was observed and is
considered highly flammable. Recommend hiring
a chimney sweep to clean flue before operating
fireplace/stove.
Kitchen
Page 43 Item: 5 GFCI • All receptacles within 6 feet of a water source
are required to be GFCI protected as a safety
feature. Recommend having a qualified
electrician install GFCI at all applicable locations
to bring home up to current building standards
for enhanced safety to occupants
Bathrooms
Page 46 Item: 12 Window Condition • Window does not appear to have safety glass
which prevents personal injury in the event of
breakage. Recommend repairs to enhance safety
to occupants.
Bedrooms
Page 47 Item: 3 Smoke Detectors • Highly recommend installing new/working
smoke detectors in ALL sleeping areas as a
safety upgrade to occupants.
Basement Interior
Page 48 Item: 1 Stairs • Recommend installing handrail with spindles
that do not allow a 4" sphere to pass between
openings. This is to prevent small children from
slipping through/getting their heads lodged
between spindles.
• Current building standards require illumination
at stairways and landings, recommend adding
light fixture over stairway for enhanced safety to

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Cover Page

All-Tech Home Inspections

6305 Westlake rd, Twin Lake MI, 49457

Inspector: John G. Jones

PURPOSE AND SCOPE

EXCLUSIONS AND LIMITATIONS

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A WORD ABOUT RODENTS, VERMIN, AND PESTS

A WORD ABOUT CONTRACTORS AND 20-20 HINDSIGHT

A destructive or invasive examination - The inspection process is non-destructive, and is generally

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One or more fixture is missing/damaged/or in need of repair.

10. Vent Covers

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Gates, fences,sprinkler systems as well as any other components not considered a

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Evaluations recommended in the report should be completed prior to the end of

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Screens are rusted/damaged/missing in one or Loose/damaged in one or more areas and in

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Soffit material appears to be damaged/rotted and needs repair or replacement.

Loose/needs repairs at structure. Recommend extending downspouts to enhance

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Loose/needs repairs at structure.

improper flashing noted

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Deteriorated/missing mortar noted, recommended appears to be leaning towards structure, further

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active water intrusion observed Crack in rafter/sheathing board/s noted.

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Radon Information- http://www.alltechinspect.com/radonfaq.html

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Evaluations recommended in the report should be completed prior to the end of

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1. Main Water Line

• Leaking observed and needs immediate repair by a qualified

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Unprofessional repairs/upgrades noted to supply lines at one or more locations observed.

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X • Home is equipped with a private water well which is NOT

X • Home is equipped with a private septic system. Tanks and

Evaluations recommended in the report should be completed prior to the end of

A GFCI is a receptacle or outlet designed to protect people from hazardous ground

How does a GFCI work?

Where should GFCIs be installed?

Why are GFCIs required in residences?

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Evaluations recommended in the report should be completed prior to the end of

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John G. Jones Page 34 of 54 All-Tech Home Inspections