Get the professional edge with: AwfullyPicky.com Home Inspections TM Call Jerry, 248.224.0258, 
since 1994

"Experience the Difference"

Can't wait to view a sample report...   scroll down to Sample Inspection Report, and the addendum report which follows. Note that each report is customized for your unique situation. "You get much more of what you want, the way you want it, and immediately at the end of your inspection."  No waiting!

Get a better inspection report concise, complete, immediate, custom, and unique - you immediately know about your home's condition and what to do about it.  The first page reports the conditions important to your purchase decision.  You don't have to dig through or  interpret what is written.   

See, "a better inspection report below for additional details

Get a better inspection – thorough, thorough, thorough - We want your referral to your family and friends, be they knowledgeable home owners, trades-people, or first time homebuyers.  We set the standards in the profession higher than most.

  See, "a better inspection" below for additional details

"Experience the Difference"

After checking out the competition -  Call Jerry, 248.224.0258

Get a better inspector extensive knowledge, experience & communication skills - who takes great pleasure helping clients.

See, "a better inspector" below for additional details

After checking out the competition - Call Jerry… get the better inspection!!!  248-224.0258

        AwfullyPicky.com Home Inspections TM

A better inspection report: Immediate, Prioritized and Comprehensive. 

You also receive the profession's most advanced information binder containing these timely resources:

Condominium owners and association members also receive:

Clients can call us free of charge with questions they have regarding home maintenance.

After checking out the competition - Call Jerry... get the best inspection you can afford!!!

AwfullyPicky.com Home inspections - 248.224.0258

 better inspection: Thorough, Thorough, Thorough

Your inspection will be an unbiased and objective analysis. We encourage you to join us at the inspection to see first hand the existing and potential problems.  Feel free to ask questions.  We seek your satisfaction and we want your support.

Our Top-of-the-line equipment provides you with insight and documentation.  You will observe all the inspection findings through our optical and photographic equipment.  You need not enter the crawlspace or climb onto the roof.  We take you photographically through the inspection twice.  We are the profession’s leader in taking you there remotely and assuring quality control.  

State-of-the-art quality control systems assure you a complete and thorough inspection.  Our techniques are the most advanced in the profession. You are assured of receiving the most thorough inspection.  We take you photographically through the inspection a second time at the end. We cannot miss any important items without your knowledge. Our system is ISO 9003 and ISO 2000 compliant with the best internal and quality controls in any profession. (Wouldn't it be nice if doctors, lawyers, etc. could provide such peace of mind). 

You receive the widest inspection coverage in the profession. I tell you the Good, the Bad and the Ugly about your home as required by the code of ethics of the American Association of Independent Home Inspectors (AAIHI).  I won't hold back anything.   I adhere to the Standards of Practice of the two leading professional organizations, the American Society of Home Inspectors, (ASHI) and the National Association of Home Inspectors (NAHI).  

I work for you … not anyone else.

 After checking out the competition - Call Jerry… get the better inspection!!!

        AwfullyPicky.com Home Inspections TM

                248-224-0258


A better inspector Extensive Knowledge, Experience and Care

"I get my business from satisfied customers, and I appreciate your support." You will be taken through the inspection findings - Twice!  Just to allow you to better understand the conditions found.  I do not substitute junior inspectors or sub-contracted inspectors to perform your inspection.  You will always get an owning partner as your inspector.  Feel free to ask your inspector, (an ASHI certified inspector, a AAIHI master inspector and  a licensed builder) all the questions you want!

Inspector qualifications:

Caution:

Inter-NACHI and NAHI do not require reporting to their clients components and equipment that is old or near the end of its expected useful life unless its not functioning properly. Additionally, only major defects are to be reported by NACHI members.  This may prevent their clients from learning about unsafe conditions, and likely to fail older equipment.  I believe you deserve to know about these conditions and much more.  

When investigating local inspectors, notice that some inspectors make light of the differences between ASHI, NAHI and NACHI, (the three major inspector associations).  You have to question their critical judgment if they cannot see the differences between these organizations. You need to be worried that they may not be critical enough to perform a professional inspection for you.

The ASHI Standards of Practice places the client first before the mortgage and real estate referral sources.  NAHI and NACHI inspectors know that you, as a single customer, cannot supply them the steady stream of referral business that a real estate agent or broker can.  NAHI and Inter-NACHI allow softer inspections meant to appease agents, brokers and mortgage lenders who regularly refer NAHI and Inter-NACHI inspectors. One smooth talking national franchise inspection firm was found guilty of soft inspection bias. They did "soft" inspections for the agent referred customers, but preformed thorough, "hard" inspections for the repeat business of relocation company clients. 

Inspection is a difficult profession to succeed at without agent and banker referrals. (You are unique in investigating the profession this thoroughly).  Be careful of the inspector's true allegiance. At a "soft" inspection, inspectors typically downplay problems observed and only "recommend repair" instead of telling you the truth about the immediate risks you are buying into. Notice that these inspectors say they meet or exceed ASHI standards, but they fail to meet the ASHI standards' code of ethics.  They also do not meet your desire or needs. You may not even know this is happening. It is like an unknowledgeable person going to a corrupt auto mechanic and getting fleeced, a little or a lot. These inspectors craft the inspection agreement so you sign your legal rights away and/or provide warranties that sound too good to be true.

After checking out the competition - Call Jerry… get the better inspection!!!

        AwfullyPicky.com Home Inspections TM

  248-224-0258

Sample Inspection Report - 

(100% customized to meet the client's information needs.  This report is written at the end of the inspection visit, on site, and with you.  It contains the major findings thought to impact your purchase decision.   Each inspection report comes with a CD of all the photographs taken on site, at the inspection.  The pertinent and applicable photo numbers are referenced in your Addendum report to assist your understanding of the conditions found.)

Pre-Purchase Visual Physical Condition Report, (abridged for your convenience) 

Building's Location: address in Southeast Michigan                  

Building's Era: XXXX

Inspection date: XX / XX / 2011   

    Significantly deficient systems or components in need of immediate repair exceeding $1,000 and/or repairs for habitation, health, safety, etc. thought to impact your purchase decision.

1) Major roof leak - Repair immediately.  (Have the extensive mold caused by the water damage professionally tested and remediated if needed, (potential allergen and health hazards may exist, note - the wood structural rot is minor).  Call me if you have further questions. Photos #5, 6, &11)

2) Significant natural gas leak detected near meter. (Immediately contact the utility company. Note that the utility company will shut off the natural gas to the home and require a licensed professional to make the necessary repair.  The home will be without gas service until repaired,  which means the furnace and water heater will not be operational until repaired and the house could freeze. Photo #17)

3) The exterior sheathing of the electrical service cable is dangerously worn through by the UV of the sun. (Hire a licensed electrician to make the necessary repairs required by electrical code. Moisture has entered the electrical service panel through the damaged cable and has dangerously corroded the wire connections and one circuit breaker. Replace this cable, clean the connections, and replace any damaged circuit breakers at the direction of the electrician.  The electrical panel may have further hidden corrosion and your electrician or city electrical inspector may require its replacement. (see replacement cost schedule). Photo #13)

4) (Since you are going to be the landlord and rent this property), make all the safety repairs listed in the addendum pages.  (This will help protect your tenants as well as protect you from lawsuits. (Your inspector may be a helpful witness to fact regarding conditions at the time of the inspection.)) 

5) Have the homeowner make the electronic air filter operational on the furnace as well as the humidifier before closing. (The seller reported them both as operational on the Seller's Disclosure Statement. Photos #22, & 23)

6) The rear patio deck is not constructed strongly enough to safely carry the weight of occupants to the load level required by current building codes. (Do not allow a large number of persons, (10 or more) to occupy the deck at one time until further support and building attachments are installed, as we discussed. (see repair cost schedule) Photos #41, 43, & 44)

7) The air conditioner is not cooling the air by 15 to 22 degrees required.  (Its cooling ability is so low, (8 degrees), that damage and corrosion may have already occurred to the internal components. A simple coolant recharge may not be sufficient to assure continued operating life beyond one or two seasons. Note that a new air conditioner unit will be significantly more expensive to purchase since the government now requires high efficiency SEER 13 units to replace the older and less efficient SEER 8 and 10 units. (see replacement cost schedule) Photo #49)

8) Add an additional floor joist beside each of the cut joists observed in the basement ceiling. (Re-establish a strong and safe living room floor above. (see repair cost schedule) Photos #56, 57, & 58)

    Systems or components near the end of their service lives within the next 0 to 5 years and are likely to require repair or replacement anytime soon.  Costs and/or damage are expected to exceed $500. (includes furnaces, central air conditioners, roof, retaining walls, porch stoop, balustrades, etc. but excludes built-in or other household appliances).

1) The furnace is very old and well beyond its' type and model's expected useful life of 20 to 25 years. ((see replacement cost schedule) It is also much less energy efficient than a newer unit. Photo #24)

2) The central air conditioner is very old and well beyond its' type and model's expected useful life of 18 to 22 years. ((see replacement cost schedule) It is also much less energy efficient than a newer units and replacement part production has been outlawed by the US government. Photo #25)

3) The exterior siding of the home shows signs of being near the end of its useful life.  (The siding is one for which billions of dollars in lawsuits against the manufacturer have occurred. Unfortunately, lawsuit settlement funds are no longer available. (see replacement cost schedule) Photo #14)

4) The four mature ash trees in the rear of the home are dying or dead. (These trees will be costly to remove. Tree removal services will not be able to get their truck close enough to cut the trees from the safely of their truck's boom, so removal estimates will be higher. (see cost schedule) Photo 18, & 19)

5) The brick pavers are sinking and creating tripping hazards in the patio and walkways. ((see cost schedule for cost of relaying several sections.) Photo #30)

6) The West grade of the yard needs to slope away from the foundation at one inch per foot for six feet. Water leaks into the basement.  (Currently, the grade slopes toward the foundation and the basement foundation wall cracks show an occasional leak that could result in a future flood. Further water proofing may be needed over the cracks if the  simple grade slope adjustment does not correct the problem.  The perimeter drain tile/piping system may also be nearing the end of its useful life and may need cleaning. Excessive erosion has occurred along side the foundation.  The drain tile system has carried much of this soil away and might have built up an excessive amount in the drain pipe. A plumber needs to insert a camera to determine the extent of blockage and possible damage. (see cost schedule) Photo #31)

7) The diminished flow of "hot" water along with rust spots on the galvanized water supply piping indicates the piping will need partial or full replacement soon. ((see cost schedule) Photo #35)

Inspector: Jerry A. Lootens - Please call if you have any questions, 248-224-0258

*************

    As you can see from the above report, the main report contains the information that most buyers need to know up front when buying a home.  The information is concisely reported so you do not have to thumb through several pages to find it. The photograph numbers relate to the inspection photo pertaining to the problem. You get all the photos and we review them all.

    The following 16 page Visual Inspection Opinion & Notes  (Addendum Pages), is your  custom list of the many smaller findings at your inspection, as well as energy audit findings.  You want to know about these problems since having too many may affect your purchase decision. These items are equally important to repair and correct, but they are not thought to individually impact your purchase decision, but you get to decide. 

    A thorough inspection will report many small unsatisfactory conditions.  Unique conditions encountered at your inspection are also reported to you by writing them in along with their details in this addendum report. No ordinary inspector performs this depth of professional service for you.  Knowledge, experience, and love of duty and the profession is what you need in your inspector. Note that every month this report format is up-dated to keep it timely.  There have been many updates since this 2005 report format. You now get much more!

 

Visual Inspection Opinion & Notes (abridged for your convenience)

Addendum Pages - Items thought not to, in and of themselves, impact the purchase decision, but they are important to repair and correct - copyright 2005

Address: __________________________________, Date: _____________ Building Era: _____

Structural -  

__ install a diagonal 2 x4 brace at both gable ends of attic to prevent truss/roof racking.

_____________________________________________________________________________________

__ evidence of water or moisture penetration at __ foundation walls / floor, __ floor/wall junction, __ drain back-up, __ efflorescence, __ stains, __ rod hole leak stains, __ insect debris, __ vapor stains along floor cracks indicating periodic raised moisture levels, __ loose floor tiles, __ stained floor tile joints, __ sever / slight moisture damage: ___________

 __ horizontal crack in masonry foundation may move seasonally and could become significant.

__ use a de-humidifier in basement or crawlspace to reduce summer moisture.

__ repair separating stairway stringers

__ patch or tuck point missing / cracked mortar between foundation masonry units or concrete cracks.

__ secure support posts for their full length; Top and bottom and weld any loose connections between:

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Decks and porches:

__ install additional deck support for: __ girders/beams, __ledger board; anticipated loads: __ maximum weight on deck, __ point loads all anticipated by building code.

__ install additional fasteners or support under deck/porch beams/ girders since they poorly attached, i.e. attached to the sides of supporting posts, and are more likely to shear when fully loaded.

__ The deck ledger board is attached to the house face brick and may possibly not be securely attached to the structure behind the brick.

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Garage:

__ roof ridge sags and exterior wall tops bow outward.

__ garage leans and needs to be straightened and wind bracing installed diagonally from the corner tops down to the bottom sill plates to prevent lean and racking.

__ replace or repair the rotted sill plate(s), siding: ____________________

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Exterior -

__ slope exterior grade at foundation: _____________________ , (clay soils, i.e. clean fill dirt prevents water penetration yet grass grows).

_____________________________________________________________________________________

Exterior: Driveways, Patios and Walkways:

__ head injury hazard from low hanging awnings and air conditioning unit:

__ fill in and level uneven surface next to walkways, driveways, and patios to prevent trip and fall hazards. Use firm fill in materials such as sod, clay or gravel.

__ clean, fill and caulk cracks and joints between concrete flags/slabs. Clean and fill gaps over a ¼ inch deep with foam backer rod and caulk all joints.

__ install foam backer rod in large joints and openings deeper than ¼ inch

__ use asphalt patch and filler on asphalt drives and walkways.

__ waterproof joint between the building foundation and: __ driveway, __ walkway, __ patio, __ porch, to prevent water penetration and the damage it does.

call me if you have any questions, Jerry 248-224-0258

Exterior: (continued) porches, patios, stairs and railings: -  

__ secure loose step at: ____________________

__ sunken walkway / driveway surface: ____________________

__ seal asphalt driveway and walkway to prevent water penetration and deterioration.

__ tripping hazard: __ city sidewalk, __ front walkway, __ rear walkway, __driveway, __ front yard, __ rear yard, __ garage door threshold./ Use patching cement or asphalt patch to slope up to hazard, or cut, chip, fill, or remove or replace the dangerous area(s).

__ rail below __ 36", __ 48" height for safety at: _________________________________

__ install a 3’ high railing, safety wall, or balustrade beside: _________________________ stairway.

__ strangulation hazard: balusters, spindles, and rail to floor spacing is 4" or wider.

__ climb & fall hazard: balusters, spindles, and rails create an unsafe ladder for children.

__ install riser boards behind each stair tread to prevent strangulation.

__ install a 1" nose on each stair tread to prevent tripping at: ________________________

__ steps are: __ too high, __ too low, __ unequal height risers: ________________________________

__ install a secure and full length handrail on: __________________________________

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Other surfaces:

__ aesthetic - broken seal(s) between window thermo panes

__ head injury hazard from low hanging awning(s) and/or air conditioning unit(s):

__ tuck point loose or cracked brick mortar at: ____________________

__ seal rust or replace rusted metal lintel above doors & windows:___________________

__ city sidewalk slabs/flags may be condemned in the coming years as trip hazards.

__ water ponds on: __ city sidewalk, __ walkway, __ driveway, ____________________

__ maintain and paint horizontal wood trim and sashes every three years to prevent rot.

__ replace / repair rotted wood at: ____________________________________________

__ repair/paint/glaze: __ window sills/sashes, __ storm windows, __ siding, __ trim, __ doors,

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

__ caulk window frames, chimney and siding.

__ caulk or rebuild the crown/wash cap atop the chimney to prevent water damage.

__ repair, prime and paint exterior chimney chase and its metal top sheathing, caulk as needed.

__ trim trees and bushes away from roof and siding.

__ remove tree at: __________________________________________________________

__ have arborist inspect trees for viability, rot, & too tight "vee" crotches that split trunks.

__ sunken or heaved walkway / driveway / garage surface: _____________________________________

__ install vermin screens or moisture wicks in brickwork weep holes to prevent infestations

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

call me if you have any questions, Jerry 248-224-0258

Roofing: -

__ 4/12 or lower roof pitch without visible ice dam membrane or inappropriate application of roof shingles.

__ house / garage: __ shingles, __ roof valleys are badly worn and need maintenance to extend useful life and prevent leaks.

__ Repair as needed roof flashing or roof cement patching at: __ chimney, __ vent pipe.

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Gutters:

__ loose nails. __ falling /sagging. __need sloping. __ need cleaning.

__ missing: _______________________________________________.

__ joints leak and need butyl or polyurethane caulking repair.

__ extend downspouts. __ install splash blocks. __ move downspout: _________________

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Plumbing: -  

__ main valve missing, __ missing handle, _______________________________________________

__ dishwasher drain hose needs to be elevated to top of underside of counter to prevent backflow from polluting cleaned dishware.

__ water softener needs air space between its discharge pipe and the sanitary sewer drain to prevent backflow of polluted water from backing up into softener.

__ copper to iron pipe connection missing di-electric unions to prevent corrosion.

__________________ faucet: __leaks; __ likely worn washer, seat or stem/ball

__________________ faucet: __leaks; __ likely worn washer, seat or stem/ball

__________________ faucet: __leaks; __ likely worn washer, seat or stem/ball

__  back flow preventer needed at: __ bibs/sill cock, ___ laundry tub, ______________

__ reversed hot & cold supplies at: __ shower, __ lavatory, __ bath, __ laundry, ___________________

__ install water hammer arrestors at washing machine water line connections.

__ secure loose piping: __________________________________

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________

call me if you have any questions, Jerry 248-224-0258

Plumbing - 

Water Heating Equipment:

__ gurgling indicates sediment buildup in tank. Overheating usually leads to tank failure.

__ missing temperature pressure relief valve, (TPR), explosion danger, scalding hazard.

__ missing ¾" TPR discharge pipe terminating within 4" of floor (with unthreaded end).

__ stuck / missing water shut-off / handle; __ stuck / missing gas shut-off / handle

__ copper to iron pipe connection missing di-electric unions to prevent corrosion.

__ missing unions require cutting water supply pipe to replace heater.

__ set water temperature to 115 to 120 degrees F. Scalding may still occur due to water stratification.

__ an upper and lower air vent is needed to supply combustion air to gas burning appliances per manuals.

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Drain, Waste, Vent Systems:

__ loose toilet: ______________ subfloor or flange may be damaged. Possible unseen mold/rot growth.

__ "S" trap may self siphon allowing sewer gas into home. __ missing trap allows sewer gas into home.

__ determine and correct slow drainage at: ____________________

__ secure two laundry tub legs to floor to prevent water and drain pipe vibration leaks.

__ loose tile: __bathtub, __ shower, __________________________________

__ re-grout tile: __bathtub, __ shower, __________________________________

__ use clear penetrating grout sealer and reseal: bathtub, shower, or floor grout _____________

__ apply proper colored silicone caulk at all 90 degree tile joints, especially where cracked.

__ Cast iron drain pipe is corroding through.

__ locate and expose floor drain under carpet.

__ locate and expose all floor drains. 

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Sump & Perimeter Drain System: 

__ create or secure lid or lockable access door to pit to avoid child injury or death.

__ pump did not operate when tested. _____________________________________________________

__ sump pumps into sanitary sewer, (May overload sewage treatment plant. City also pays by volume).

__ gray water dumped into sump pit instead of into sewer

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Fuel piping system:

__ stuck / missing water shut-off / handle

__ prevent an open valve from causing an explosion, cap open end of gas pipe: _____________

__ install only code allowed flexible piping to stove and laundry drier, (to allow for movement).

__ gas appliances share ½" supply pipe which may cause gas exhaust danger at burners

__ water fitting installed on gas line. May cause leakage, injury or fire.

__ meter and/or gas piping exposed to potential vehicular damage.

__ install gas shut-off valve in room at location of gas appliance.

__ small gas leak:  ____________________________________

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

call me if you have any questions, Jerry 248-224-0258

Electrical: -  

__ electrical service drop cables need replacement to prevent contact with live current. Electrical tape is not an allowed repair method, nor safe repair

__ physically protect / secure service cables from impact or pulling, use clips, conduit, etc.

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Electrical panel: __ access obstructed, __ panel cover: __ missing, __ stuck, __ painted shut.

__ pointed screws used to attach cover and may cause arcing and fire.

__ missing __ screws to safely attach the panel cover to the service panel box.

__ double tapped: __ circuit breaker, __ fuse block, __ panel lugs, (corrosion & fire may result).

__ considered unsafe and dangerous by many experts the Federal Pacific Stab-Lok electrical service panel should be replaced with another manufacturer’s equipment. 

__ circuit breakers not of the panel’s manufacturer’s. Replace with allowable breakers. 

__ 120 volt circuit breaker not protected by a 240 volt breaker - (split buss): may cause electrocution or fire.

__ install cable clamps at metal panel or box knockout holes to protect against abrasion damage.

__ exterior ground rod requires an exterior acorn type cable clamp to minimize corrosion.

__ missing #6 or #4 AWG ground wire @125 and 150Amps respectively to jump water meter 

__ electrical panel neutral Buss in not bonded, i.e. connected, to panel for safety

__ telephone and/or cable TV systems are not grounded to electrical service panel ground system.

__ 3 wire 120/240 volt sub-panel service should be replaced with a 4 wire cable with isolated neutral.

Electrical circuitry:

__ install, __ replace, __ rewire ground fault circuit interrupter, (GFCI/GFI): ________________, 

__ homeowner electrical work, (non-professional workmanship), in __ basement, __ attic, __ garage, _________________ all needs to be inspected and made safe by a qualified electrician.

__ missing hole covers over: __ knock out holes, __ breaker holes, _______________________

__ Holes allow vermin and insect entry and probing by children.

__ missing cover plates on: __ connection boxes, __ switches, __ receptacles, ____________________

__ missing cable clamps (abrasion=fire hazard) at metal knockout holes at, __ connection box, __ panel, __ basement ceiling light fixtures, __ garage, ______________________

__ reverse polarity of receptacle(s) may cause fire or electrocution hazard: ______________________

call me if you have any questions, Jerry 248-224-0258

Electrical (continued):

__ install junction box - exposed connections hazardous, __ attic, __ garage, __ basement, ___________

__ tighten loose receptacles and switches, __ bedroom, __ kitchen, __ garage, __ basement, __________

__ replace fatigued receptacles and switches.

__ make safe the weak ground, (high resistance) receptacle: ___________________________________

__ install dual blade receptacle or GFCI labeled "ungrounded", in all ungrounded receptacles.

__ make safe the lost ground connection at receptacle in: ______________________________________

__ install a three-way light switch to light: __stairway, __ hallway, __ other:_______________.

__ install a permanent receptacle per code for: __ garage door opener, __laundry, __ sump pump. Extension cord used as permanent wiring is considered dangerous.)

__ install / replace missing, nonworking, or thought to be over 10 years old smoke detectors.

___ install / replace missing, nonworking, or thought to be over 5 years old carbon monoxide detectors

__ no combustible items to be stored within 18 inches of any bare light bulb, 12 inches for a globed light, 6 inch for florescent fixtures.

__ keep insulation 3"away from and never over non-IC rated, (per label) recessed light fixtures.

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Heating: -  

__ asbestos is probably contained in paper duct wrap or fire board above furnace or in fluepipe or Transite ductwork, or in mortar securing the flue pipes to the chimney. Professional removal is required if asbestos fibers can become airborne, (friable).

__ install upper & lower combustion air supply vents for furnace, boiler & water heater room.

__ service and safety check furnace or boiler before heating season by a licensed furnace or boiler contractor. 

__ have furnace/boiler serviced and cleaned, (less than optimum flame color or pattern)

__ install a filter holder. Currently combustibles can bypass filter and be ignited and blown into home.

__ install a chimney liner to prevent corrosion and acids from destroying the masonry.

__ protect occupants from the low hanging and sharp ductwork. Cushion as needed.

__ air return too close to furnace or other gas burning appliances. Relocate at least 10’ away.

__ 2 air supply vents needed to supply combustion air to gas burning appliances. See appliance manual.

(This area in each section allows reporting findings unique to your inspection):

______________________________________________________________________________

__ humidifier did not operate

__ electronic air cleaner appears not to function. (existing electronic air cleaner housing can usually accept a membrane filter that has nearly equivalent cleaning ability)

__ air supply or air return missing or not functioning at: _____________________________

call me if you have any questions, Jerry 248-224-0258

Air conditioning: -

__ evaporator (output) temperature only __ degrees cooler than return air (input) temperature. Ideal cooling temperature difference is 16 to 22 degrees, Have inspected. Possible leakage.

__ install electrical safety disconnect outdoors within sight of compressor unit.

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

Interiors:  

__ cushion hard - sharp edges of hearths and other protruding surfaces to prevent fall injury

__ replace any pre-1998 horizontal plastic mini blinds. They contain lead and lead dust.

__ shorten window shade blind cords that pose a strangulation hazard to children

__ unsafe windows, __ stuck sash, __ sash falls, __ security bars not hand operable,

__ install railing or safety glass at: ______________________________

__ aesthetic - broken seal(s) between thermo window panes

__ broken window pane: ___________________________

__ replace door or window glazing with safety or tempered glass: ______________________________

__ install hand operated dead bolt locks on fire egress and security doors.

__ missing/broken storm door safety strap to prevent wind damage, ($10.00)

__ pocket door not operating: _____________________________________

__ repair door: __ strikes jamb, __ loose hinge, __ does not close, __ adjust strike plate.

__ get any interior door keys to avoid being locked out of a room.

__ use wood screws to attach wall mounted cabinetry

__ use mirror clips to hold glued mirrors to wall

__ fire stop: __ garage hatch cover, __ pull down stairway needs ¾ plywood cover with 1.5 " overlap, __ garage passage door window, __ holes or gaps over 1/8 " in firewall, __ garage to house windows or doors, __ exposed foam insulation, __ exposed flammable insulation (paper/foil) backing, ________

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

call me if you have any questions, Jerry 248-224-0258

Interior: Garage door and power opener  

__ overhead door safety reverse sensors need to be 4.5 to 6" above garage floor.

__ power opener controls need to be at least 5’ above floors to prevent child operation.

__ dangerous style of side springs can badly pinch fingers

__ dangerous low hanging door or components may cause head injury

__ install a safety cable inside springs to prevent flailing of broken spring ends.

__ professionally adjust overhead door springs. Door may fall when disconnected from travel rod.

__ tighten sagging traveler chain to a maximum 1" vertical droop.

(This area in each section allows reporting findings unique to your inspection):

______________________________________________________________________________

Floors, stairs, rails, etc.:

__ install a secure and full length handrail on: __________________________________

__ rail height: below __ 36", __ 48" for safety at: _________________________________

__ do not break nine inch square floor tiles in pre-1965 homes as they and the glue that adhere them to floor may contain asbestos. 

__ install a 3’ high railing, safety wall, or balustrade beside: ________________ stairway

__ strangulation hazard: balusters, spindles, and rail to floor spacing is 4" or wider.

__ climb & fall hazard: balusters, spindles, and/or rails create an unsafe ladder for children.

__ install riser boards behind each stair tread to prevent strangulation.

__ install a 1" nose on each stair tread to prevent tripping at: ________________________

__ steps are: __ too high, __ too low, __ unequal height: __________________________

__ repair separating stairway stringers. __ trip hazard at:

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

call me if you have any questions, Jerry 248-224-0258

Ventilation & Insulation:

Ventilation:

__ bathroom exhaust fans should discharge outdoors, or within 6" of a roof vent, (old code),

__ broken duct ________________________________________.

__ install an exhaust vent or vent bathroom fan outdoors instead of into attic: ______________________

__ install smooth metal dryer vent pipe to avoid lint build-up & fire hazard. Clean vent regularly.

R_ install a basement or crawlspace dehumidifier for use during the summer cooling season to reduce condensation.

(This area in each section allows reporting findings unique to your inspection):

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Insulation:

__ Do not disturb vermiculite insulation as it has a high probability of containing some friable asbestos. 

     For most pre-1965 homes, add insulation to exterior walls of any home where wall insulation is currently no more than one inch thick. In pre-1930 homes replace any active knob and tube electrical wiring with modern circuit wiring before insulating.

        For most pre-1975 homes, insulate above foundation exterior walls against the bond/ band joist in basement and/or crawlspace. Follow code for access to monitor for any termite activity. Insulating this area typically provides the best energy savings for the money.

     maintain or increase attic insulation to a R49 level, (the equivalent of 14" of fiberglass insulation. 

__ keep insulation 3"away from and never over non-IC rated,

__ insulation in direct contact with the roof sheathing may cause the shingles, (in direct sunlight) to over heat and prematurely wear out.

(This area in each section allows reporting findings unique to your inspection):

_____________________________________________________________________________________

call me if you have any questions, Jerry 248-224-0258

Fireplaces and solid fuel burning appliances -

__  pre-1960’s masonry chimneys do not have the now required 2" air gap between the chimney and other combustibles such as the wood structure. 

__ extend hearth 16" deep and 8" beyond each side if fireplace opening less than 6 sq. ft. inches, otherwise 20" and 12" each side.

__ replace missing refractory mortar or use high temp caulk to fill smaller gaps and cracks between the firebox or smoke box, and the face brickwork to prevent causing a wall fire.

__ install a safety clip on the natural gas fireplace damper to vent gas build up per code.

__ broken or stuck damper.

__ install child protection bumpers around hearth

__ cracked firebox ceramic walls/tiles. Obtain replacement from manufacturer.

__ mantel is too loose, __ too close to opening above fire box

__ caulk or rebuild the crown /wash cap atop the chimney to prevent water damage.

__ repair, prime and paint exterior chimney chase and its metal top sheathing, caulk as needed.

__ install a vermin screen cap atop chimney. The screen needs 6"+ of clear vertical height.

__ install a non-combustible wall or hearth following code, between the heating appliance and the combustible wall or floor.

(This area in each section allows reporting findings unique to your inspection):

______________________________________________________________________________

call me if you have any questions, Jerry 248-224-0258

 

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