Inspection Report

PO Box 609 Holmen, WI 54636 608-782-8831 Fax: 608-526-2979 http://phiinspect.
com
Report Topics
Inspection Conditions / Client Information Section A
Grounds, Stoops & Steps Section B
Exterior Walls Section C
Exterior Roof & Chimney Section D
Garage Section E
Detached Garage Section E1
Basement / Crawlspace (Unfinished) Section F
Plumbing Section G
Central Heating / Air Conditioning Section H
Electrical System Section I
Room Schedule (Kitchen, Family Room, Den, etc) Section J
Room Schedule (Bedrooms, Baths, Halls, Stairs) Section K
Interior Roof, Attic & Insulation Section L
Appliances (Checked as a courtesy service) Section M
Definitions:
APPEARS FUNCTIONAL
Component appears to be performing or appears to be capable of performing the function for which it is designed
or intended, and it appears to be in a state of repair appropriate for this function.
MAINTENANCE SUGGESTED
In the judgment of the inspector, maintenance is required on a component so that: a) the component does not
deteriorate beyond the capability of performing its intended function, b) the component does not deteriorate and
adversely affect other components of the dwelling, and/or c) the component does not deteriorate and reduce the
desirability or value of the dwelling. The recommendation of the inspector is that ALL components noted as
Maintenance Suggested should be scheduled for repair.
APPEARS FUNCTIONAL: MAINTENANCE SUGGESTED
Items listed as "Appears Functional: Maintenance Suggested" are considered functionally acceptable on the
day/time of inspection. The item noted does and/or will require some sort of proactive maintenance to ensure
functionality.
SAFETY CONCERN
The status of a component has the potential of being a "Safety Concern" when certain conditions exist and/or when
certain people are present. For example excessive baluster spacing on a deck railing, hallway or stairwell may
introduce the potential for injury to a young child if left unattended and/or not corrected.
POSSIBLE HAZARD
The current condition of the component may be a safety hazard to persons near this component or within the
dwelling. The recommendation of the inspector is that ALL "Possible Hazards" be corrected immediately. Included
in this category is "Recommended Safety Upgrade". The inspector will recommend a safety upgrade if a product
has changed or if a new product has been introduced which will enhance the safety of the occupants, but which is
NOT required by law to be upgraded. Typical upgrades are GFCI outlets, garage door openers with the electric eye
reverse, electrical grounding around water meters, and chimney liners. It is the inspector's strong recommendation
that the client proceed with these recommended upgrades.
This is not a code inspection.
We do not guarantee that all possible safety upgrades are listed in this report.
Serving SW Wisconsin, SE Minnesota since 1992
Our Mission Statement: To Help People Make I nformed Real Estate Decisions
The Home Inspection Company, Inc. DBA Professional Home Inspection Company http://phiinspect.com
1629 Main St LaCrosse WI 11-21-13 Page 2
Inspection Conditions / Client Information Section A
CLIENT & SITE INFORMATION:
FILE #:
TP1113351.5.
CLIENT NAME:
Jiachun Zhen.
DATE OF INSPECTION:
11-21-13.
TIME OF INSPECTION:
8:30AM.
Understanding Your Home Inspection Report: (Please read this first)
The educational content of this visual/non-invasive report is designed to be a "mini seminar" with the goal of
defining the "perfect home". No home is ever perfect. The report is periodically revised to address the changing
methods, materials, and science of building construction. Some and/or all of the items covered were not likely
available and/or known at the time of construction. The italicized sections detail inspection parameters,
limitations, and general information common with most homes/buildings. The website references reflect the
ongoing/changing education requirements of our industry. The separate "Customer Savings Program (PDF
document) will save money on recommended additional inspections, and other non-inspection items. Thank you
again for choosing the leader in home inspections, Professional Home Inspection Company.
When you receive your report:
1. Take at least 1-2 hours to review the report details, definitions, checklists, summary sheet, to do list, and the
NAHI Standards of Practice.
2. Next review our website http://phiinspect.com/ newsletters and reference materials. Some (not all) are
referenced in the report.
3. Finally discuss findings with your representative, the owner, etc. and contact us with any questions.
We are a full time/full-support company here to help you. Thomas G. Kruse, CRI (President/Inspector)
CLIMATIC CONDITIONS:
WEATHER:
Overcast.
SOIL CONDITIONS:
Wet.
APPROXIMATE
OUTSIDE
TEMPERATURE in F:
40-50.
BUILDING CHARACTERISTICS:
MAIN ENTRY FACES:
South.
ESTIMATED AGE OF
HOUSE:
100 + years Please Note: Homes built prior and up to 1978 may contain lead
paint. Lead paint is considered a health hazard especially for young children.
Testing for lead paint is beyond the scope of this inspection. For more
information regarding lead paint visit http://phiinspect.com/ and click "Post
Inspection Support" or our "Newsletters" and read the June 2008 newsletter
"Lead Based Paint". We have resources detailing EPA safety, and Journal of
Light Construction (JLC) renovation considerations you will find helpful. You can
also search the EPA website for "Lead Awareness Program". Paint
manufactured from 1950 and later saw a continuing decrease in the amount of
lead used in production.
BUILDING TYPE:
1 family, Stack Effect: A combination of the higher pressure earth/ground, less
dense warm air rising and drawing cooler/lower more dense air.
STORIES:
2.
SPACE BELOW GRADE:
Basement.
VACANT PROPERTY
CONSIDERATIONS:
Please Note: This structure was not occupied at the time of inspection. Vacant
properties, depending on how long they are unoccupied, will not receive
ongoing maintenance. A home (even if the plumbing system is winterized)
should ideally be maintained above freezing temperatures. Wood may twist,
warp, and shift etc when exposed to extreme temperature swings. Mechanical
components, seals, gaskets, etc. may also be affected. Rodents may be more
adventurous taking up residence in areas normally not considered. Some and/
or all of these variables depending on where they occur, may be undetectable at
the time of inspection. Please be cognizant of these vacant property variables
and address/monitor accordingly.
UTILITY SERVICES:
WATER SOURCE:
Public.
SEWAGE DISPOSAL:
Public.
UTILITIES STATUS:
Gas and/or Oil active-turned on:
Carbon Monoxide (CO) Health Hazards and CO Detector
Recommendations: Gas and/or oil noted as a fuel for providing heat. Gas, oil,
coal, kerosene and wood (fireplaces, wood/pellet/corn stoves) use combustion
as a means of providing heat. A byproduct of combustion is Carbon Monoxide
(CO). Carbon Monoxide is a colorless, odorless gas that will displace oxygen
with the insidious ability to render a human unconscious resulting in eventual
death. CO detectors are produced in varying sizes and styles. Location of
detectors is often blocked and/or limited with stored personal possessions. The
home inspection in no way verifies a CO detector's actual functionality beyond
possibly making a loud noise.
Recommendations Prior to Occupancy: Carbon Monoxide detectors often
have a limited service life (wall plug in type and hardwired to the ceiling)
requiring periodic service or replacement. In addition over the years there have
been several recalls of CO detectors. With that in mind, this inspector
recommends replacement and/or research of all CO detectors for applicable
recalls, details on the service life, and routine maintenance requirements. There
is additional recommendations/insight in the "Social Rooms/Interior Schedule"
of this report. For additional insight perform an internet search of the CO
detector company, review the owner's manual, or visit www.cpsc.gov/
(Consumer Product Safety Commission). You can also request additional
documents through our website http://phiinspect.com/ click on the "Post
Inspection Support" page and detail your request. Electric active-turned on,
Water active-turned on.
Managing A Home's Operating Expenses:
A home's operating costs are dependent on many variables.Go to http://phiinspect.com/ click the "Newsletters"
page and review "Energy Saving Methods & Materials" for resources/insight on managing costs and making
proactive decisions with your home.
OTHER INFORMATION:
AREA:
City.
STREET TYPE:
Paved.
CLIENT PRESENT:
Stopped by briefly.
TYPE OF INSPECTION:
Home Inspection: Buyer Inspection.
PAYMENT INFORMATION:
INSPECTION FEE:
$355.00.
PAID BY:
CC.
Product Warranties:
Windows, doors, heat and cooling equipment, roofing shingles etc. often come with a warranty. A new home
should have a one year "Builders Warranty". Some products may have extended warranties and some may
require you complete a "warranty transfer" often for a small fee. It is recommended you obtain all pertinent
paperwork/receipts, and contact information and research applicable warranty coverage(s). Consult with the
homeowner, homeowner representative, Realtor and/or the Internet/vendor for warranty information and
applicability.
Home Warranty:
A home warranty is primary designed to cover repair(s) and/or replacement for one year of an existing home's
mechanical systems and major built-in appliances that break down due to normal wear and tear. The warranty
often has limitations and exclusions such as "pre-existing conditions". It is the recommended you review the
home warranty policy/contract for limitations, restrictions and/or applicability.
Chinese Drywall Overview & Disclaimer:
Overview: Chinese Drywall has been used primarily in the southeast part of the country. It has also been
reported in other states, including west coast areas where some of the product was imported. It can be very
difficult to determine in northern climates. The drywall apparently causes a chemical reaction that gives off a
rotten-egg stench, which grows worse with heat and humidity. To the best of our inspection experiences, and
discussions with local building suppliers, we have not seen or heard evidence of this product in our service area.
For additional documents Goggle "Chinese Drywall".
Disclaimer: This property inspection report is not intended to detect, identify, disclose or report on the presence
of Chinese Drywall products or the actual or potential environmental concerns or hazards arising out of the
existence of these products. Any discussions regarding the actual or potential presence of Chinese Drywall are
informative in nature only. The company and/or the inspector do not hold themselves to be experts pertaining to
the potential concerns associated with Chinese Drywall.
General Overview Of Report:
The following report is an opinion of the general quality and condition of the property. This report is only designed
to address the functionality of the property at the time of this inspection.
Therefore, no representation of any kind is being made or offered as to the projected lifespan of the various
property components beyond the date of this report.
Grounds, Stoops & Steps Section B
This inspection is not intended to address or include any geological conditions or site stability information. For
information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to
grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This
inspection is visual in nature and does not attempt to determine drainage performance of the site, the presence of
springs, or the condition of any underground piping, including municipal water and sewer service piping or septic
systems. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation
or structural repairs or moisture intrusion.
1. WALKS:
TYPE:
Concrete Stepping Stones.
CONDITION:
Maintenance Suggested, Possible Trip Hazard, Sloped toward building,
Surface has settled. Location, North, West.
2. ENTRY STEPS/STOOPS/ STAIRS:
TYPE:
Concrete.
CONDITION:
Appears Functional:
2a. OTHER STEPS/STOOPS/STAIRS:
TYPE:
Concrete, Wood, Concrete Block.
CONDITION:
Appears Functional:
3. DRIVEWAY:
TYPE:
Concrete.
CONDITION:
Appears Functional:
4. DRAINAGE & GRADE SLOPE: (Please read the below text definition titled: "Definition and Purpose of Proper
Grade Slope" for instructions & website newsletter required reading)
GRADE SLOPE FROM
FOUNDATION (Visual
evidence and/or concerns
of drainage)
Maintenance Suggested (See text below & "Foundation Drainage" handout for
more information) Grade slope recommendations applies to the area(s) under
deck(s) and/or porch(es) too. All Sides.
Definition and Purpose of Proper Grade Slope: A compacted dirt grade sloped away from the foundation with
a minimum drop of 1/2" to 1" per foot extending 5-10 feet from foundation wall. The primary objective is to route
water away from the foundation thus preventing moisture pooling (water in basement) and freezing/expanding
(cracking walls) at the foundation wall. Please visit our website http://phiinspect.com/ click the "Newsletters" page
and review "Grade Slope Basics 12-08". This four page newsletter will provide valuable insight (discussing visible
and non-visible variables) to help protect and maintain your investment. Only areas directly affecting the
structure(s) inspected.
5. TREES / SHRUBS / STORED ITEMS:
CONDITION: Note: All
plants and/or stored items
should be a minimum 15"
from siding/roof
surface(s) to maintain
breathe ability, reduce
surface abrasion and/or
insect/rodent infestation.
Maintenance Suggested, Touch/Rub Building,
Touch/Rub Roof.
Condition of trees and shrubs pertain only to how they effect the structure(s), not the physical condition of the
trees & shrubs themselves.
5c. DECKS:
TYPE:
Wood, Deck: with a railing.
CONDITION:
Appears Functional: (Review website newsletter "Monitoring & Maintaining a
Deck" for proactive long-term maintenance tips)
5d. PORCHES & BREEZEWAYS
TYPE:
Wood, with screens, Access, Porch/breezeway underside is blocked. No
viewing was possible.
CONDITION:
Appears Functional: Maintenance Suggested, Paint chipping and/or peeling.
6. GUTTERS & DOWNSPOUTS:
TYPE:
Metal.
CONDITION:
Maintenance Suggested, Status of gutter extensions: Lacks extension(s),
recommend install gutter extensions to route water 5-10 feet from structure
(Please refer to Foundation Drainage handout), Gutter(s) lack cleaning, Plant
growth, excessive debris noted.
6a. AIR CONDITIONING CENTRAL UNIT: Visit http://phiinspect.com/ review June 2010 newsletter "Air
Conditioner Efficiency, Operation & Maintenance" to review maintenance requirements & replacement
considerations)
MANUFACTURER:
Sears.
AGE IN YEARS: Life
Expectancy (Typically 15-
20 years, with required
maintenance)
Unit appears older likely 25+ years old.
TYPE:
Electric Refrigeration: (Freon vs. Puron) Freon or R-22/R-12 is slowly being
phased out replaced with Puron or R410a. Puron is more environmentally
friendly operating under higher pressures compared to Freon. Since both
operate at different pressures they cannot be mixed. If switching refrigerants
(annual service or replacement of unit) from Freon to Puron discuss with service
technician Puron's higher operating pressures, and the piping/physical
connections used to address these higher pressure requirements. # of Units, 1.
SYSTEM CONDITION:
Appears Functional: Exterior electrical disconnect status: (Recommend shutoff
power to unit for service and/or maintenance), Present: There is a exterior
service disconnect in place. Component-system wear/tear noted: Insulation
wrap damaged/deteriorated and/or missing (Recommend "Armour Flex" all
weather type of insulation), Location, East.
7. ELECTRICAL SERVICE WIRES:
TYPE AND CONDITION:
Appears Functional: Incoming service wires are:(120/240 volt) Overhead:
Service Wire Clearances: As a general safety rule electrical service wires
should be a minimum of 10' above the ground and walkways, 12' above
driveways and at least 3' from doors, windows, balconies and decks. These
clearances are code related. This inspection is not a code inspection. Some of
the clearances may be less, possibly grand fathered in. Future upgrades, and/
or repairs may require new code compliance. Ground rod visible from the
outside: No.
Sealing Main Electrical Interior Conduit Areas: Depending on time, method, location and code of construction the
electrical conduit feeding the panel may or may not be sealed to reduce the influx of unconditioned air into the
panel. This lack of sealing may also invite/encourage bugs/pests to enter and collect in the panel. Unconditioned
air will reduce a homes efficiency and may over time cause some oxidation/corrosion on conduit surface(s). The
degree of sealing is often more apparent with unconditioned colder/heavier air spilling into the panel. Determining
proper sealing is beyond the scope of this inspection. Recommend consult an electrician or electric utility
provider for further research and/or sealing considerations. This is considered a common maintenance item.
8. EXTERIOR OUTLET(S)/LIGHT(S)/VENT(S):
DRYER VENT:
Appears Functional: Monitor/clean ducting system comments monthly.
Location, West.
Ground Fault Circuit Interrupters (GFCI) are designed to trip (open the circuit) within 5 miliseconds when they
sense a voltage to ground. This inspector recommends GFCI outlets on all exterior outlets, garage outlets, and
any outlet within 6 feet of water. Outlets dedicated to an appliance (solely for the appliance) such as a
refrigerator, freezer, washer, or dryer typically do not need the GFCI protection. Although not common, GFCI
outlets may occasionally trip from power source fluxations. If a refrigerator or freezer are plugged into a GFCI
outlet, monitor operation accordingly.
9. HOSE FAUCETS & OTHER PLUMBING:
TYPE & CONDITION:
Appears Functional:
Do not leave hose(s) connected to faucet(s) during cold weather. Possible freezing and damage of pipe(s) may
result. Frost proof type faucets are not a guarantee from damage. Turn all water supply valve(s) off to outside
spigot(s) in the winter.
Walls (Exterior) Section C
Areas hidden from view by finished walls or stored items can not be evaluated/inspected and are not a part of this
inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If
major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified
masonry contractor. All exterior grades should allow for surface and roof water to flow away from the foundation.
Homes built in the 1970's and older typically contain lead based paint. It is important lead based paint is not
physically ingested or allowed to contaminate the ground water. See your local health department for best
practices regarding lead based paint.
1. WALLS:
SIDING MATERIAL:
Wood boards, Stucco, Wood trim.
CONDITION:
Appears Functional: Maintenance
Suggested, Cracked/Stucco/stone/brick, Minor
Cracks < 1/4", Repairs noted to masonry
surface(s). Decayed wooden trim pieces.
2. DOOR TRIM:
MATERIAL:
Wood.
CONDITION:
Appears Functional: Maintenance Suggested, Paint Chipping and/or Peeling.
3. WINDOW TRIM:
MATERIAL:
Wood.
CONDITION:
Appears Functional: Maintenance Suggested, Paint Chipping and/or Peeling.
4. WINDOWS: FRAME, SASH, SILL (For additional insight & recommendations visit www.phiinspect.com &
review Sept 2008 newsletter "Modern Window Facts & Considerations 9-08")
TYPE:
Double hung, Fixed.
CONDITION:
Maintenance Suggested, Paint Chipping &
Peeling, Decayed, Sill, Amateur workmanship
noted, Location, East, Damaged sash in attic-
west.
5. WINDOWS: GLASS:
TYPE:
Single Glass:
CONDITION:
Appears Functional: Maintenance Suggested, Glazing/caulking compound
deteriorated/missing (Technical diagram displays typical glazing/putty
installation method(s) and the value it provides a structure/window)
6. STORM WINDOWS, / SCREENS
TYPE:
Combination, Seasonal, Wood, Metal.
CONDITION:
Appears Functional: Maintenance Suggested, Screens status: Torn/Bent/
Damaged, minor.
7. ENTRY DOOR(S) & FRAME:
TYPE:
Wood.
CONDITION:
Appears Functional: Maintenance Suggested, Hardware is: Loose, Weather
stripping: Damaged, Recommend permanent Weather stripping, Location,
North, East, minor.
7a. STORM DOOR(S) & FRAME:
TYPE:
Metal, Vinyl.
CONDITION:
Appears Functional:
8. FOUNDATION:
TYPE:
Limited visibility due to: Wall Coverings, Not Visible.
CONDITION:
Maintenance Suggested, Refer to "Foundation Drainage" handout and
definition of proper grade slope on "Grounds, Stoops and Steps" page.
8a. BASEMENT WINDOWS:
TYPE:
Wood, Vinyl, Boarded up.
CONDITION:
Maintenance Suggested, Recommend Storms We recommend two panes of
glass between any heated airspace and the outside. Paint chipping/peeling,
Decayed, Minor, Location, East.
8b. WINDOW WELL(S):
TYPE:
None.
CONDITION:
Maintenance Suggested, Recommend adding window well(s). Window wells
assist in overall drainage effectiveness. (Review drainage/grade slope area on
grounds, stoops & steps page) In addition window wells aid in protecting
window and trim materials from contacting soil and/or landscaping materials.
Please visit http://phiinspect.com/ click "Post Inspection Support" for additional
documents, pictures etc. on proper installation and functioning of window wells.
Generic window well installation/consideration(s). Window Wells are designed
to help limit moisture exposure to window structure and foundation in general.
9. CAULKING: (For additional insight & recommendations visit http://phiinspect.com/ & review March 2009
newsletter "Caulking & Sealing Basics 3-09")
TYPE & CONDITION:
(Annual review, repair,
and/or replacement of all
sealants is
recommended)
Maintenance Suggested, Missing: Around window(s), Basement window(s),
Service Entries.
Roof & Chimney (Exterior) Section D
General Overview: The following is an opinion of the general quality and condition of the roofing
material(s).Different areas of a roof will wear/weather at different rates. Valley areas often wear faster when water
is flowing from multiple directions. On sloped roofs the eaves areas (by the gutters) are areas that take the
longest to shed water/dry out (bottom of the roof). The west and south sides are subject to more direct sunlight/
heat exposure compared to the east or north sides. On flat roofs, water may be entering that is undetectable from
a visual inspection. These and other variables such as product defects may affect the overall roof material
functional lifespan and therefore prevent the inspector from making any comments regarding roof remaining life.
Therefore, this report is only designed to address the functionality of the roof at the time of this inspection. No
representation of any kind is being made or offered as to the projected lifespan of the various roofing components
beyond the date of this report.
1. DESCRIPTION: (PLEASE NOTE: The above "General Overview" statement applies to all comments/
observations detailed on this page, "Roof & Chimney (Exterior) Section D)
ROOF VISIBILITY:
Portions.
ROOF VISIBILITY
LIMITED BY:
Roof Design, Current weather conditions: (Unsafe/slippery (wet/ice) conditions
present at time of inspection)
VIEWED FROM:
Ground, Ladder at Eaves.
SLOPE:
Steep, Medium.
STYLE:
Gable.
Definition of "Required Maintenance": Required maintenance usually consists of repair/replacement of
damaged/missing roofing materials. This maintenance should help insure the weather tightness of the building
and should be performed on a regular basis. See "Valley / Flashing Areas", for additional maintenance tips,
recommendations and responsibilities.
Definition of "Appears Functional": General condition appears serviceable and may include signs of
weathering/curling and aging. Regular maintenance and inspections are advised. See report cover page for
general definitions of "Required Maintenance" and "Appears Functional" that also apply.
2. SLOPED ROOF COVERING I:
TYPE:
Composite Shingles.
CONDITION:
Maintenance Suggested, Visual Status of the
roof: (Review "Required Maintenance" &
"Flashing/Valley Areas" text sections for
additional information), Roof appears
functioning as intended, but showing wear and
tear. Exposed nail head(s)/staple(s),
Shingle(s), Recommend seal exposed nail
head(s)/staple(s) with a high quality urethane
type caulk. Multiple layers of shingles noted.
Flashing / Valley Areas: Areas requiring flashings should be regularly monitored for leakage/water entry
potential. These areas include (but are not limited to): plumbing vents, attic vents, chimneys, flues, sky lights,
solar tubes, electric power mast heads, and where roofing materials meet walls and/or siding materials. Flashing/
valley areas typically are comprised of different materials, sealants, etc. that expand/contract at different rates
when exposed to heat. Sealants such as tar and caulk are often used in these areas to help maintain a weather
tight seal. The combination of expanding/contracting material(s) along with sealant(s) (tar/caulk) drying out,
increases the potential for cracks and potential leaks. Routine periodic maintenance is recommended.
3. EXPOSED FLASHINGS & VALLEYS:
TYPE:
Composition, Metal, Asphalt and/or Caulk: Considered a temporary flashing
requiring periodic maintenance and/or inspection, Limited Visibility: Covered.
CONDITION:
Maintenance Suggested, Damage/Loose/Cracked: Wall/Siding/Roof
intersection/areas, Monitor and maintain flashing & sealants for possible water
entry:
4. SOFFITS, FASCIA & TRIM:
MATERIAL:
Wood, Stucco.
CONDITION:
Appears Functional: Maintenance Suggested, Paint Chipping & Peeling.
4a. CHIMNEY # 1: Visual inspection and/or verification of interior flue surface(s) not performed.
STRUCTURE:
Brick Section(s) of chimney structure not visible: Top of crown not viewed, Roof
height/angle blocking section(s) of chimney. FLUE: Flue liner not visible,
HOOD: Rain, Animal.
CONDITION:
Appears Functional:
5. VENTILATION:
TYPE:
Roof Louvers, Plumbing vent, Metal.
CONDITION:
Maintenance Suggested, Appears to Lack Adequate Ventilation.
Roofing Considerations/Resources: Installing roofing materials is a labor intensive, expensive work many
people are not familiar with. Important questions such as, insurance, certification and warranty transferability may
affect roof functionality and possibly the value of your investment. Please visit http://phiinspect.com/ click
"Reference Material" and review, "Roofing Contractor Questions & Considerations" and "Newsletters": "Asphalt
Shingle Options & Considerations 9-09" and "Steps to Proper Roof Replacement 3-11" (video & highlight sheet)
before making any long-term decisions.
Garage Section E
1. TYPE:
LOCATION:
Detached
# of Spaces, 1
Limited Access: Stored personal possessions, Car.
2. FLOOR:
MATERIAL:
Concrete, Limited Visibility: Stored personal possessions.
CONDITION:
Appears Functional: Cracks noted.
3. WALL STRUCTURE:
MATERIAL:
Block, Frame, Limited Visibility: (Includes lack of physical accessibility to open/
operate some and/or all window(s).), Stored personal belongings.
CONDITION:
Appears Functional: Maintenance Suggested, Repairs and/or replacement
noted to wall panel(s), stud(s) and/or sill plate material(s). Decayed wallboards/
siding.
4. ROOF & ATTIC STRUCTURE:
VISIBILITY:
All, Viewed From: Garage Floor.
MATERIAL:
Rafters, Conventional Framing, Sheathing, Boards.
CONDITION:
Maintenance Suggested, Stains noted on the ceiling: Wet and/or damp,
Decayed sheathing boards; Damaged collar ties. Consider services of a
licensed carpenter.
Insulation & Infiltration: (Please visit http://phiinspect.com/ and review December 2009 newsletter "Insulation &
Infiltration 12-09" for additional insight and recommendations)
4a. GARAGE INSULATION: Measured by R-Factor (resistance to heat flow). Higher R-Factor = Higher
Efficiency
INSTALLATION
LOCATION & TYPE:
None.
This inspector recommends testing auto-reverse opener operation monthly, recommend openers that use both
pressure and electric eye for auto reverse activation. A generic method for testing the downward force of an
opener is to place a 2 x 4 board flat on the ground (not on its side) in the middle of the door. The door ideally will
come down strike the 2 x 4 board and reverse upwards automatically. The door should not display any bending/
stress forces during this test. There is no guarantee the opener will function correctly and not damage the door
while doing this test. Consult with a qualified garage door installer for more information.
5. VEHICLE DOOR(S) & OPENER(S):
DOOR TYPE:
Overhead, One, DOOR MATERIAL: Metal.
DOOR, SPRINGS &
TRACK CONDITION:
Appears Functional: (Recommend periodic lubrication, minimum 1-2 times
annually with a lubricant that will remain fluid (not harden) in colder
temperatures)
OPENER CONDITION:
(Operational check
typically performed with
hardwired controls.
Remote functionality is
not evaluated)
Appears Functional:
5a. SERVICE DOOR:
MATERIAL:
Wood.
CONDITION:
Appears Functional: Maintenance Suggested, Note; North door is missing
locking hardware.
Ground Fault Circuit Interrupters (GFCI) are designed to trip (open the circuit) within 5 milliseconds when they
any outlet within 6 feet of water. Outlets dedicated to an appliance (solely for the appliance) such as a
refrigerator, freezer, washer, or dryer typically do not need the GFCI protection. Although not common, GFCI
outlets may occasionally trip from power source fluxations. If a refrigerator or freezer are plugged into a GFCI
outlet, monitor operation accordingly.
6. ELECTRICAL:
TYPE:
WIRING OUTLETS: GFCI Protected, Fixture(s), Limited Visibility: Stored
personal possessions.
CONDITION:
OUTLET(S), GFCI Status: Defective GFCI outlet-not tripping when tested,
possible hazard.
(Sample)-See owners manual for specifcs
1. ELECTRICAL SERVICE WIRES:
TYPE AND CONDITION:
(Subpanel, see electrical
page)
Incoming service wires are:(120 volt), Underground, not visible.
2. DRAINAGE & GRADE SLOPE (For additional insight & recommendations visit http://phiinspect.com/ & review
Dec 2008 newsletter "Grade Slope Basics 12-08")
LACKS GRADE SLOPE
FROM FOUNDATION
(Evidence of poor
drainage)
Maintenance Suggested, South, Installation of gutters, downspouts and
extensions will aid proper drainage.
Definition and Purpose of Proper Grade Slope: (Please refer to the Grounds, Stoops & Steps page)
4. FOUNDATION
TYPE:
Poured concrete, Concrete block.
CONDITION:
Appears Functional: Cracks: Vertical.
5. WALLS:
SIDING MATERIAL:
Wood boards.
CONDITION:
Maintenance Suggested, Paint Chipping and/or Peeling, Cracked/Split
Board(s) Decayed.
6a. WINDOWS: (For additional insight & recommendations visit http://phiinspect.com/ & review Sept 2008
newsletter "Modern Window Facts & Considerations 9-08")
MATERIAL:
Wood.
CONDITION:
Maintenance Suggested, Paint Chipping and/or Peeling, Decayed.
7. ROOF DESCRIPTION: (See "General Overview" top of section D of this report for an explanation/breakdown
regarding the roof inspection)
ROOF VISIBILITY:
All.
VIEWED FROM:
Ladder at Eaves.
SLOPE:
Medium.
STYLE:
Gable.
Definition of "Required Maintenance": Required maintenance usually consists of repair/replacement of
damaged/missing roofing materials. This maintenance should help insure the weather tightness of the building
and should be performed on a regular basis. See "Valley / Flashing Areas", for additional maintenance tips,
recommendations and responsibilities.
Definition of "Appears Functional": General condition appears serviceable and may include signs of
weathering/curling and aging. Regular maintenance and inspections are advised. See report cover page for
general definitions of "Required Maintenance" and "Appears Functional" that also apply.
8. SLOPED ROOF COVERING:
TYPE:
Composite Shingles.
CONDITION:
Maintenance Suggested, Visual Status of the
roof: (Review "Required Maintenance" &
"Flashing/Valley Areas" text sections for
additional information), Roof does not appear to
be functioning as intended, at the end of its
useful life. Consider consulting with a licensed
roofing contractor now for repair and/or
replacement options. Missing Granules, Worn/
brittle section(s). Roof is showing its age.
Curled (Material twisting up away from roof
deck surface), Damaged shingles/shakes/tiles noted, It appears this roof has
more than one layer of shingles, Repair(s) noted.
Flashing / Valley Areas: Areas requiring flashings should be regularly monitored for leakage/water entry
potential. These areas include (but are not limited to): plumbing vents, attic vents, chimneys, flues, sky lights,
solar tubes, electric power mast heads, and where roofing materials meet walls and/or siding materials. Flashing/
valley areas typically are comprised of different materials, sealants, etc. that expand/contract at different rates
when exposed to heat. Sealants such as tar and caulk are often used in these areas to help maintain a weather
tight seal. The combination of expanding/contracting material(s) along with sealant(s) (tar/caulk) drying out,
increases the potential for cracks and potential leaks. Routine periodic maintenance is recommended.
10. SOFFITS, FASCIA & TRIM:
MATERIAL:
Wood.
CONDITION:
Maintenance Suggested, Paint Chipping & Peeling, Decayed.
This inspector recommends testing auto-reverse opener operation monthly, recommend openers that use both
pressure and electric eye for auto reverse activation. A generic method for testing the downward force of an
opener is to place a 2 x 4 board flat on the ground (not on its side) in the middle of the door. The door ideally will
come down strike the 2 x 4 board and reverse upwards automatically. The door should not display any bending/
stress forces during this test. There is no guarantee the opener will function correctly and not damage the door
while doing this test. Consult with a qualified garage door installer for more information.
Basement/Crawlspace (Unfinished) Section F
1. DESCRIPTION: (Finished Areas see "Interior Room Schedule")
TYPE OF STRUCTURE:
Access, Interior Stairs, Basement: Average height, 7-8 feet.
2. STAIRS:
TYPE/MATERIAL:
Interior, Wood.
Interior Stairway Access
From:
Dining rm.
CONDITION:
Maintenance Suggested, Condition of Step(s), Structure & Safety: Tread(s)
broken/loose/worn.
3. FLOOR - LOWER LEVEL
TYPE/MATERIAL:
Concrete.
CONDITION:
Appears Functional: Cracks noted: Minor Cracks < 1/4"
4. FOUNDATION WALL(S) VISIBLE FOOTING(S):
TYPE/MATERIAL:
Stone, w/back plaster.
CONDITION:
Appears Functional: Maintenance Suggested, Spalling (surface erosion)
noted, Loose and/or missing mortar.
5. INDICATION OF MOISTURE:
LOCATION:
Wall(s), Floor(s)
CONDITION:
Maintenance Suggested: Please refer to "Drainage/Grade slope and Gutters/
Downspout areas on the Grounds Stoops & Steps section of the report. Also
review the "Foundation Drainage" handout. Proper grade slope will help reduce
freeze/thaw pressure on foundation wall thus reducing the potential for cracking,
bowing, movement etc. of the foundation wall(s). Recommend operate a
dehumidifer in the basement during the warm summer months, Efflorescence: A
condition where a white powder composed of salt crystals is left behind after
water evaporation. On masonry basement walls the white powdery residue
indicates exterior moisture pressure. The areas affected are often (but not
always) roughly one third down from the top of the foundation and/or at the
base. Exterior gradeslope, soil content, compass heading etc. all may/will affect
specific location of moisture pressure/efflorescence. Stains, Spalling (surface
erosion) noted, Paint peeling, Mildew.
6. FLOOR DRAINAGE:
CONDITION:
None found.
7. VERTICAL SUPPORTS:
TYPE:
Posts, Wood, Metal, Load Bearing Wall, Wood, Limited Visibility: Lack of
access. The inspector was unable to determine the condition of some or all of
the supporting post(s) or supporting wall under the main beam as they are
partially enclosed and concealed from view.
CONDITION:
Appears Functional:
8. HORIZONTAL SUPPORTS (Beams):
TYPE:
Metal, Load bearing wall, Limited Visibility: Please refer to the "Limited Visibility"
breakdown in section # 7 (Vertical Supports)
CONDITION:
Appears Functional:
9. FIRST FLOOR STRUCTURE & RIM JOIST:
TYPE:
Wood, Joists, Spacing: 2x10/16"OC, Limited Visibility: Ceiling Visibility: A
portion of the ceiling on the lower level is finished off with construction
material(s) and/or blocked off with insulation allowing limited visibility of floor
system. As a result the inspector cannot comment as to the condition of the
framing that is not visible. Rim Joist Visibility: A portion of the structure & rim
joist were not inspected due to lack of access and/or visibility.
CONDITION:
Appears Functional: Notched at top and/or bottom cord(s)/side(s) of board(s).
10. FIRST FLOOR SUB-FLOOR:
TYPE:
Boards, Limited Visibility: Please refer to the "Limited Visibility" breakdown in
section # 9 (First Floor Structure & Rim Joist)
CONDITION:
Appears Functional:
11. INSULATION: Review PHI newsletter "Insulation & Infiltration 12-09" (www.phiinspect.com) for definitions
and proactive steps to improve insulation efficiency.
LOCATION & TYPE:
Rim Joist Blocked with stone/brick/wood no space for insulation.
Plumbing Section G
Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping
related to water supply, waste, sprinkler systems, and septic systems are excluded from this inspection. Leakage
or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief
valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain
pipe of proper size terminating within 6"- 24" of floor surface. If no drain is located in the floor a catch pan should
be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding.
Improper installations should be corrected. Water heaters have a typical life span of 8-15 years. Often, but not
always water heaters will show signs of leakage such as exterior corrosion, water staining, and moisture at the
lower sections of the heater. It is recommended periodic inspections performed to evaluate water heater
condition.
1. DESCRIPTION:
WATER SOURCE:
Public.
SEWAGE DISPOSAL:
Public.
WATER SUPPLY:
On.
WATER SERVICE PIPE:
PVC / Plastic.
MAIN VALVE TYPE &
LOCATION:
TYPE: Ball Valve: LOCATION: Meter.
2. WATER SUPPLY PIPES:
TYPE:
Copper, Galvanized, Pex / Plastic Pex is an acronym for "cross-linked
polyethylene." These long plastic cross-linked molecules make the plastic
stronger and more durable. (For more information on "Pex" plumbing materials,
visit our website www.phiinspect.comclick on the "Post Inspection Support"
page and request documents about "Pex water supply piping". Visibility Factor:
Limited Visibility: Some of the ceiling/wall(s) is finished or blocked from view
with insulation, finished wall(s), stored possessions, etc. allowing limited visibility
of the water supply piping, unable to fully determine. Limited Visibility: Some
and/or most of the water supply piping encased in material (newspaper, foam
etc.) allowing limited visibility of the water supply piping, unable to fully
determine.
CONDITION:
Appears Functional: Physical Status: Corrosion noted on surface(s)/
connection(s)
Grounding Of Metal Water Supply Piping: Water moving through ungrounded metal supply piping may over time
buildup a static charge. This static charge has the potential (over a very long period of time) of weakening the
soldered plumbing connections. Ensuring an electrically grounded condition will limit this slow deterioration from
static electricity. Homes with metal incoming water lines may be naturally grounded. If the main service pipe or
branch lines have been updated from metal to a non-conductive plastic material additional grounding by a
separate ground rod and/or through the electric panel may be necessary. As an additional safety consideration
appliances (dishwashers, washing machines etc.) also use electricity with water. Consult with a licensed
plumbing contractor for additional commentary and recommendations.
3. WASTE & VENT PIPES:
MATERIAL:
Cast Iron, PVC / Plastic, Limited Visibility: Some of the ceiling/wall(s) is finished
or blocked from view with insulation, finished wall(s), stored possessions, etc.
allowing limited visibility of the waste and vent pipe condition, unable to fully
determine.
CONDITION:
Maintenance Suggested, Visual Indications of Water: Active leakage-moisture
noted, Consider services of a licensed plumbing contractor. On virtical stack at
the base of the east basement stairway.
4. MAIN WASTE CLEANOUT:
LOCATION:
Stack Base, Front Wall/Floor.
CONDITION:
Appears Functional:
5. FIXTURES & LAUNDRY CONNECTIONS:
TYPE:
Laundry Tub, Washer (If rubber hot & cold supply lines in use, recommend
metal braided water supply lines as an upgrade), Dryer, Electric.
CONDITION:
Maintenance Suggested, Laundry tub cracked and leaking.
Water Heater Temperature: There is an increased potential of 2nd or 3rd degree burns when water temperature
is set over 120 degrees fahrenheit. A temperature of 130 degree F will result in a burn in about 30 seconds. 140
degree F will result in a burn in less than 5 seconds. 150 degree F will result in a burn around 1.5 seconds. In
order to decrease the potential for 2nd and 3rd degree burns it is recommended to set water heater temperature
no higher than 120 degrees fahrenheit.
6. WATER HEATER # 1:
TYPE & AGE:
Gas, Storage, 4-7 years.
SIZE:
40 Gallons.
LOCATION:
Basement.
CONDITION:
Appears Functional:
7. WATER HEATER-VALVES # 1:
WATER HEATER # 1
Appears Functional: Pressure relief valve noted, not operated. Valve
manufacturer typically recommends exercising (open & close) valve annually.
Refer to owners manual for specific recommendations.
8. WATER HEATER VENTING # 1:
TYPE:
Metal.
WATER HEATING # 1:
Appears Functional:
9. FUEL, PIPE, LINES, OR WIRES:
TYPE:
Iron.
CONDITION:
Appears Functional:
HVAC (Heating and Air Conditioning) Section H
Operation of the furnace and air conditioner is performed using normal operating controls only. The inspection of
the sealed and/or non-sealed heat exchanger/burner compartment has limited visual accessibility. Limitations
include but are not limited to: the blocking of physical access opening(s) by fuel valve(s) & manifold(s), pilot
flame, burners, igniters, and/or inspection windows, and/or the physical design of the heat exchanger itself. Some
have no visual accessibility. Full heat exchanger evaluation and accessibility (including possible recalls, history
and/or warranty work) is best performed by a qualified HVAC technician. This inspector recommends that your
central heating/AC system be professionally cleaned and serviced by a qualified HVAC technician during the
home inspection process, before the transaction is closed, or if it has not been serviced and a receipt provided
within the past 12 months. The inspector does not test safety devices. A minimal central A/C test using
temperature differential will be performed only if the outdoor temperature is 65 degrees F or higher for the
proceeding 24 hours. The inspector does not perform pressure or electrical tests on the A/C system. This report
is only designed to address the functionality of the system at the time of this inspection. Therefore, no
representation of any kind is being made or offered as to the projected lifespan of the various HVAC components
beyond the date of this report.
1. DESCRIPTION:
SYSTEM STATUS:
On.
UNIT VIEWED:
Operable, # of Units, 1.
TYPE:
Central, Warm Air, Forced Air Please Note: Before scheduling your furnace
cleaning/inspection visit http://phiinspect.com/ and review the December 2010
newsletter "Cleaning & Maintaining a Forced Air Furnace." Recommend you
attend the cleaning/inspection observe, ask questions, and take notes like you
would for a home inspection. Integral Air Conditioning.
FUEL:
Gas.
MANUFACTURER:
Stewart Warner.
INPUT BTU'S
145 K.
ESTIMATE AGE IN
YEARS:
30+ YRS.
2. CABINET, COVERING, & DOORS:
TYPE:
Metal Cabinet.
CONDITION:
Appears Functional: Maintenance Suggested, Debris buildup: Recommend
routine service if none within 12 months, Stains and/or corrosion noted: Inside
Cabinet.
3. BURNER(S): (Inspector performs a visual inspection of the burners and their operation only. See text at
beginning of heating & air conditioning section for details/breakdown of inspection)
CONDITION:
Maintenance Suggested, Burner and/or Chamber physical condition:
Excessive scale and corrosion is noted in the burn chamber, Consult with a
licensed heating and air conditioning contractor for further evaluation and
inspection, Burners short cyceling, (shutting off before the thermostat is
satisfied).
4. FAN & SYSTEM CONTROLS:
TYPE:
Fan Control, Operated, System Kill Switch, Operated.
CONDITION:
Appears Functional:
5. PUMP, BLOWER FAN, MOTOR:
TYPE:
Blower Fan, Belt Drive.
CONDITION:
Appears Functional: Maintenance Suggested, System lacks cleaning. Fan
compartment contains debris.
6. FILTER SYSTEM:
TYPE:
Cleanable: A forced air furnace is designed to heat air and move that heated air
away from the furnace as quickly as possible. A furnace filter's primary objective
is to keep the furnace internally clean, not clean the air for occupants. A dirty air
filter will slow air movement increasing furnace internal temperatures, wear/tear
on parts, and decrease furnace efficiency. We recommend using a "pleated"
type filter with a "Minimum Efficiency Reporting Value" or "MERV" rating
between 5-10. A filter should be inspected and/or replaced monthly. The higher
the MERV rating/number the better the filtration taking place, and thus often
requiring more frequent replacement and/or inspections. Lifestyle habits, the #
of pets or occupants, etc. may also require more frequent inspection and/or
replacement of the filter. For more information on MERV rating or choosing a
furnace filter visit http://phiinspect.com/ request document(s) through our "Post
Inspection Support" service. Filter Size: 20x20x1 2 filters.
CONDITION:
Maintenance Suggested: Filter lacks cleaning/changing.
7. FUEL PIPES & VALVES:
TYPE:
Iron.
CONDITION:
Appears Functional: Note; Abandoned oil tank.
7a. FLUE PIPE, VENT HOOD, & CHIMNEY: Visual inspection and/or verification of interior flue surface(s) not
performed.
TYPE:
Galvanized.
CONDITION:
Appears Functional:
7b. DUCTS & HEAT PIPE:
TYPE:
Ductwork, Sheet Metal, Asbestos-Like Wrap, Duct and/or Heat Pipe Visibility: A
portion of the ceiling on the lower level is finished off with construction
material(s) and/or blocked off with insulation allowing limited visibility of heat
distribution system.
CONDITION:
Appears Functional:
8. THERMOSTAT(S):
TYPE: (Please Note:
Electronic thermostats
typically employ battery(s)
to operate. If HVAC
system fails to respond,
the battery(s) may need
replacement. Check
owners manual for
additional
recommendations.)
1 Thermostat.
CONDITION:
Appears Functional (Setback cycle not tested on programmable thermostats):
If a programmable thermostat is not currently in use, recommend upgrading to
a programmable type to assist in reducing heating/cooling costs.
9. AIR CONDITIONING:
TYPE:
Central, Electric.
SYSTEM CONDITION:
Outside air temperature was below 65 degrees within the last 24 hours. Unable
to test system at this time.
Electrical Section I
Light Bulbs / Smoke & Carbon Monoxide Detectors: Inoperative light fixtures often lack bulbs or have dead bulbs
installed. Due to time constraints light bulbs are not changed during the inspection. Please review the interior
portion (finished room sections) for specific instructions and warnings related to smoke detectors and carbon
monoxide detectors.
1. DESCRIPTION:
POWER:
On, # of Meters, One.
MAIN PANEL(S):
Amps: 100.
LOCATION:
Basement.
ENTRY:
Cable, Copper.
2. MAIN DISCONNECT(S):
LOCATION:
Main panel(s)
TYPE & CONDITION:
Fuse(s), Appears Functional, not tested:
3. GROUNDING:
TYPE:
Water Pipe, Limited Visibility: Concealed in wall, conduit, finished materials etc.
preventing full visual inspection of grounding system.
CONDITION:
Safety Concern, Water service pipe is plastic, conseder an electrician to verify
ground.
4. MAIN SERVICE-120 V CIRCUITS:
TYPE:
Fuses.
CONDITION:
Appears Functional: Maintenance Suggested, Labeling of each branch
circuit: Some.
5. MAIN SERVICE-240 V CIRCUITS:
TYPE:
Fuses.
CONDITION:
Appears Functional:
6. UNFINISHED AREA(S) WIRING:
TYPE:
Cable: Romex/Plastic, BX/Flexible Metal, Conduit, Knob & Tube, Fabric
Covered, Limited Visibility Some of the ceiling is finished or blocked from view
with insulation etc allowing limited visibility of the electrical wiring.
CONDITION:
Possible hazard, Junction Box Status:
Connections not made within junction boxes.
Consider services of a licensed electrical
contractor: Work Involving Licensed
Electricians: When in the inspector's opinion a
"Licensed Electrician" is required to further
analyze a situation the electrician is considered
an "Expert". Expert is defined as: "one who is
very skillful or well-informed in some special
field". The licensed electrician should review
the specific inspector's concern(s) and the entire situation to ensure safety,
functionality and compliance. The licensed electrician may identify additional
maintenance items and make recommendations/solutions to ensure a
functionally safe system. It is this inspector's opinion all maintenance items/
suggestions identified by a licensed electrician should be followed. 2 in
basement ceiling.
Ground Fault Circuit Interrupters (GFCI) are designed to protect individuals from electrical shock by tripping
(open the circuit) within 5 milliseconds when they sense a voltage to ground. This inspector recommends GFCI
outlets on all exterior outlets, garage outlets, any outlet within 5 feet of water or serving a countertop appliance.
Outlets dedicated to an appliance (solely for the appliance) such as a refrigerator, freezer, washer, or dryer
typically do not need the GFCI protection. Although not common, GFCI outlets may occasionally trip from power
source fluxations. If a refrigerator or freezer are plugged into a GFCI outlet, monitor operation accordingly. For
more information on GFCI circuit breakers go to http://phiinspect.com/ click "Post Inspection Support" and
request additional GFCI information.
Arc-Fault Circuit Interrupters (AFCI) are designed to protect wiring and trip when it detects a dangerous arc,
either in the house wiring or in a defective extension cord or appliance. Among the possible causes of hazardous
arcs are loose wire nuts, cords pinched by furniture, and wires in contact with vibrating machinery. An arc fault
can be caused by loose wiring connections or old, corroded contacts in a switch or appliance. An AFCI is
designed to detect the difference between arcs caused by faulty equipment and the kind of arcs that occur, say,
in the motor of a vacuum cleaner as a natural part of its operation. Please Note: AFCI's are code related and may
not be required where the property is located. For more information on AFCI circuit breakers go to
http://phiinspect.com/ click "Post Inspection Support" and request additional AFCI information.
7. UNFINISHED AREA(S) OUTLET(S) & FIXTURE(S):
TYPE:
Outlet(s), Ground Fault Circuit Interrupter (GFCI) Visual: (Visual provided to
help explain the safety function of GFCI outlets and/or breakers currently in
place or recommended in the report), Fixture(s)
CONDITION:
Appears Functional: Maintenance Suggested, Outlet(s): Outlet(s) not
grounded.
See "Electrical" section for commentary
Social Room Schedule (Kitchen, Family, Den, etc) Section J
The inspector will evaluate the following aspects of each finished room: (Applies to both the "Social" and "Sleep"
room schedules:)
Ceilings and walls, (2 of the 3 ceilings, walls and floors covered,) windows, doors, electrical wiring - outlets/
switches - fans and lights, heating, plumbing functionality - leaks - defects, floors, and fireplaces (if any).
Property built up to the early 1970's & before typically do not have three prong grounded outlets. Some outlets
may be three prong, but not grounded. Recommend a grounded outlet for all three pronged appliances.
Ground Fault Circuit Interrupters (GFCI) are designed to trip (open the circuit) within 5 milliseconds when they
any kitchen outlet serving a countertop surface. Outlets within 6 feet of a water source should also be protected.
Outlets dedicated to an appliance (solely for the appliance) such as a refrigerator, freezer, washer, or dryer
typically do not need the GFCI protection. Although not common, GFCI outlets may occasionally trip from power
source fluxations. If a refrigerator or freezer are plugged into a GFCI outlet, monitor operation accordingly.
Carbon Monoxide & Smoke Detectors: Carbon monoxide (CO) is a colorless, tasteless gas displacing oxygen
in the blood thus depriving vital organs of oxygen. Large amounts of CO can overcome a person in minutes
without warning causing a loss consciousness and suffocation.
Detector functionality (for this inspection) is limited to minimum location and audible noise, if applicable.
Evaluating internal (actual functionality) in an emergency is not determined.
Review detector warranty and replace when necessary. Install detectors at the following minimum locations:
1. In the basement and each floor level except attics or garages.
2. Within 15 feet of each sleeping area.
3. In proximity of any mechanical device utilizing wood, coal, natural gas, oil, propane, kerosene or gasoline as a
fuel source.
CARBON MONOXIDE DETECTORS:
LOCATION &
REQUIREMENTS: (See
above text "Carbon
Monoxide & Smoke
Detectors")
CO detector missing and/or unresponsive when pushing test button. Safety
Concern.
KITCHEN:
LOCATION & VISIBILITY:
FloorLevel, Main.
CONDITION:
Maintenance Suggested.
WINDOWS, DOORS &
CLOSETS:
Windows, Movement: Could not open/close window(s) possibly painted shut,
Hardware: Missing, Will not lock.
ELECTRICAL:
Outlet(s): No GFCI (Recommend a GFCI outlet on any outlet within 6 feet of
water)
PLUMBING:
East side of sink clogged.
LIVING:
FloorLevel, Main.
CONDITION:
Appears Functional: Maintenance Suggested, Recommend annual
inspection & cleaning of fireplace. If unit employs a damper ensure it is FULLY
OPEN before operating.
WINDOWS, DOORS &
CLOSETS:
Windows, Hold-Open Device(s) not operable or broken sash cord(s),
Movement: Could not open/close window(s) possibly painted shut, Hardware:
Missing, Will not lock.
DINING:
FloorLevel, Main.
CONDITION:
Appears Functional: Maintenance Suggested.
WINDOWS, DOORS &
CLOSETS:
Windows, Hold-Open Device(s) not operable or broken sash cord(s), Hardware:
Missing, Will not lock.
FOYER # 1:
FloorLevel, Main.
CONDITION:
Appears Functional:
HALL # 1:
FloorLevel, UL Upper Level.
CONDITION:
Safety Concern.
ELECTRICAL:
Smoke detector: (see "Social Room Schedule" for warnings and limitations
regarding smoke/fire detectors). Did not operate, recommend replace or repair.
STAIRS # 1:
CONDITION:
Appears Functional: Maintenance Suggested, Treads are: Loose.
LAUNDRY ROOM:
FloorLevel, Main, Compass, North, West.
CONDITION:
Appears Functional:
FIREPLACE & STOVE (Gas / Wood / Pellet / Corn):
FloorLevel, Main, Room, Living Room.
Traditional Fireplace
Visual:
Traditional Fireplace (maintenance-visual limitations): The attached picture
is provided to help you understand the components of a traditional fireplace and
our limited visibility of these components. The smoke shelf and flue for example
are completely hidden or mostly hidden from view. The smoke shelf (because of
its design) is highly susceptible to debris buildup from normal use or from rodent
nesting material(s). Based on the limited visibility of these and other items, and
based on the unpredictability of the fuel used, we recommend annual cleaning/
inspections of fireplaces. If the unit employs a damper ensure it is FULLY OPEN
before operating. The picture and description are common systems and
components specifics may vary. Recommend install a carbon monoxide
detector in close proximity to the unit. Metal Damper Note: A metal damper is
designed to prevent heat loss when a fireplace/stove is not in use. Over time the
effects of heat and debris on a damper may/will reduce its effectiveness even
with the addition of glass doors on a fireplace front. To help control home
operating expenses consider installing a "Chimney Balloon". Google "Chimney
Balloon" or request additional resources through our "Post Inspection Support
Service".
CONDITION:
Traditional Fireplace / Stove / Pellet Stove: Maintenance Suggested,
Recommend annual inspection & cleaning of fireplace, stove and/or insert.
These units utilize fuels that are less clean and less predictable compared to
natural gas or propane. If unit employs a damper ensure it is FULLY OPEN
before operating. Metal Damper Note: A metal damper is designed to prevent
heat loss when a fireplace/stove is not in use. Over time the effects of heat and
debris on a damper may/will reduce its effectiveness even with the addition of
glass doors on a fireplace front. To help control home operating expenses
consider installing a "Chimney Balloon". Google "Chimney Balloon" or request
additional resources through our "Post Inspection Support Service". Not viewed
operating: Starting of unit involves procedure(s) with fuel and/or controls beyond
the scope and time frame of this inspection. Recommend consult with the
owner, the operating manual and/or service technician for additional insight and
recommendations. Lacks a chimney liner.
Sleep Room Schedule (Bed, Hall, Bath small) Section K
Please see "Social Room Schedule" for definitions and recommendations related to "Finished Rooms" and
warnings/limitations concerning smoke and carbon monoxide detectors.
BEDROOM # 1:
FloorLevel, UL Upper Level, Compass, North, West.
CONDITION:
WINDOWS, DOORS &
CLOSETS:
Windows, Hold-Open Device(s) not operable or broken sash cord(s), Door(s):
Doorframes appear not square. Some door binding is noted, Strike Plate: Not
aligned properly.
ELECTRICAL:
Outlet(s): Lacks Adequate # of outlets.
BEDROOM # 2:
FloorLevel, UL Upper Level, Compass, North, East.
CONDITION:
WINDOWS, DOORS &
CLOSETS:
Door(s): Strike Plate: Not aligned properly.
ELECTRICAL:
Outlet(s): Lacks Adequate # of outlets, Extension cord through wall.
BEDROOM # 3:
FloorLevel, UL Upper Level, Compass, South, East.
CONDITION:
WINDOWS, DOORS &
CLOSETS:
Missing, Will not lock, Door(s): Strike Plate: Not aligned properly.
ELECTRICAL:
Wiring not safely installed and/or protected.
BEDROOM # 4:
FloorLevel, UL Upper Level, Compass, South, West.
CONDITION:
WINDOWS, DOORS &
CLOSETS:
Missing, Will not lock, Door(s): Doorframes appear not square. Some door
binding is noted, Strike Plate: Not aligned properly.
ELECTRICAL:
Outlet(s): Lacks Adequate # of outlets.
Inspecting area(s) subject to moisture: Shower pans (floor) and wall surface(s) are visually checked for
potential area(s) of leakage. Leaks, (especially floor surfaces that may deflect/move when stood upon) often do
not show up except when the shower/tub is in actual use. Determining whether shower pans, tub/shower
surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and
caulking in bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause
damage. Proper ongoing maintenance will be required in the future.
BATH # 1:
FloorLevel, Main, Compass, North.
CONDITION:
WINDOWS, DOORS &
CLOSETS:
Windows, Movement: Could not open/close window(s) possibly painted shut.
BATH # 2 :
CONDITION:
CEILING & WALL:
Caulk loose/missing: between tub/shower & wall.
WINDOWS, DOORS &
CLOSETS:
Door(s): Doorframes appear not square. Some door binding is noted.
ELECTRICAL:
Outlet(s): Some but not all outlet(s) within 6 feet of water are GFCI protected. It
is recommended any outlet within 6 feet of water be a GFCI outlet. Refer to the
top of the "Social Room Schedule Kitchen, Family, Den, etc." section for more
information/recommendations concerning GFCI outlets. Fan Condition:
Recommend a bath fan in shower applications to assist in moisture removal.
PLUMBING:
Toilet Condition: Loose attachment to floor.
Bath Fan Recommendations: Modern construction methods and materials focus on building a well sealed/well
insulated house with the overall goal of lowering operating (heating/cooling) costs. Tighter/well sealed homes
often have a harder time expelling/exchanging stale moisture laden air. Older remodeled homes may experience
the same concerns. To assist air exchanges including removing excessive water vapor after a shower or bath,
consider installing and/or upgrading to timered bath fan switches. A good rule of thumb is a run time averaging
10-15 minutes after bathing/showering (with the door closed). Increasing exhaust duct size and utilizing a
"squirrel cage" type fan (similar to a furnace blower fan) will improve air exchange rates. For more information on
proactively maintaining home indoor air quality visit http://phiinspect.com/ click on "Newsletters" tab review "Mold
Walk-Thru 3-07" and/or request additional documents through our "Post Inspection Support" service.
Attic Section L
1. DESCRIPTION: (Interior Roof Structure)
ACCESS & VISIBILITY:
Portions, Attic Access: Stairs, Viewed From: Attic, Limited/Obstructed By: The
combination of roof rafter/truss shape, visual inspection angle and/or insulation
prevent/block full visual inspection of attic structure. Design Limitation(s):
Physical design of attic. Cannot see all of the roof structure from access point.
Ceiling/Wall Covering(s), Floored attic.
2. ROOF FRAMING:
TYPE:
Rafters.
CONDITION:
Appears Functional: Stained (Signs of past/present leakage)
3. ROOF SHEATHING:
TYPE:
Boards.
CONDITION:
Appears Functional: Stains noted on the roof decking material:
4. CHIMNEY OR FLUE:
TYPE:
Masonry.
CONDITION:
Appears Functional: Surface Condition: Water Stained.
6. DUCTING: (Exhaust and/or Heating/Air Conditioning Equipment)
TYPE:
Heating and/or Air Conditioning.
7. WIRING:
TYPE:
Knob & Tube.
CONDITION:
Knob & Tube wiring status: (Note: Wiring
circuit(s) may or may not still be active. Active
knob and tube wiring will/may prevent writing
an insurance policy on a home. The
parameters/limitations of our visual inspection
prevent us from fully determining if circuit(s) are
still currently in use. Recommend consult with
the homeowner(s) and/or homeowner
representative for current status, work orders,
upgrades, etc. of electrical system), Covered by
insulation. The National Electric Code (NEC) states one of the requirements to
safely maintain knob & tube wiring is to have a minimal air space maintained
around the wires at all times. The wires physically should not be in contact with
anything but the actual knobs & tubes. This air space requirement is to allow for
the dissipation of heat potentially created when the wires are in use. If the wiring
is encapsulated or buried in loose, rolled or foam insulation this air space
requirement is reduced and/or eliminated resulting in the potential for heat
buildup. Consult with a licensed electrical contractor for further
recommendations, evaluations and/or repairs.
Insulation & Infiltration: (Please visit http://phiinspect.com/ and review December 2009 newsletter "Insulation &
Infiltration 12-09" for additional insight and recommendations)
Not designed to be covered by insulation
8. ATTIC # 1 INSULATION: Measured by R-Factor (resistance to heat flow). Higher R-Factor = Higher Efficiency
INSTALLATION
LOCATION & TYPE:
Location: Insulation is installed between ceiling joists, Cellulose- Blown, Limited
visibility - under floorboards.
DEPTH IN INCHES:
1-5 inches.
CONDITION:
Maintenance Suggested: (Recommend consult with an insulation/ventilation
contractor for any major ventilation/insulation alterations to attic), Recommend
10-12 inches of cellulose insulation (Please Note: Our recommendation of 10-12
inches of insulation is based on current utility costs, home efficiency goals and
cellulose as a material. Consult with owner and/or installation paperwork/
contractor for specifics related to the type and amount of cellulose used. Our
December 2009 newsletter "Insulation & Infiltration 12-09" provides additional
insight into cellulose as an insulation material.), Lacks Adequate Insulation for
climate.
8a. ATTIC # 1 HATCH/DOOR: (Consider weather stripping around all hatch perimeters to decrease infiltration
(air movement) losses)
TYPE:
Ceiling.
CONDITION:
Maintenance Suggested: Lacks Adequate Insulation, Recommend for all
horizontal passage-ways R-19 minimum insulation.
9. VENTILATION:
TYPE:
Roof Louvers.
CONDITION:
Maintenance Suggested: (Recommend consult with an insulation/ventilation
contractor for any major ventilation/insulation alterations to attic), Appears
Inadequate for attic size.
Appliances (Checked as a Courtesy Service) Section M
Please Note: Appliance inspections, operation and maintenance conclusion(s)/recommendation(s) are provided
strictly as a courtesy service for our clients. Items found do not fall under the criteria (Standards of Practice) of a
home inspection, Items are often considered normal wear and tear maintenance, and the assumed responsibility
of whomever is purchasing the property. Internal factors (motors, electronics, timers, heat controls, etc.) are not
measured/verified by a visual inspection. Intercoms, security systems, audio/video setups are not tested or
inspected. Specific details, operation, history, etc. should be reviewed and detailed by the current owner(s).No
representation of any kind is being made or offered as to the projected lifespan of the various property
components beyond the date of this report.
KITCHEN APPLIANCES:
RANGE:
Type: Free standing, Electric, Appears Functional: Consider anchoring free-
standing range to wall to prevent tipping potential, Viewed Operating.
RANGE VENTILATOR:
Type, Fan, Vented, Appears Functional: Viewed Operating.
DISPOSAL:
Maintenance Suggested, Inoperative, Not viewed operating.
DISHWASHER:
Appears Functional: (Most dishwashers have expected service lives of 8 to 12
years.), Viewed Operating, Observed the Following: Older unit, turned knobs/
handles to activate some cycle(s). Unit appears to run ok, unable to confirm
functionality and/or long-term viability. Consider upgrading unit to a "Energy
Star" model. Noisy.
REFRIGERATOR:
Appears Functional: Cooling coils at the bottom and/or back of unit often
accumulate dirt and dust. Coils located at the bottom (near the floor) typically
require more frequent cleanings. To aid in unit efficiency recommend routine
cleaning/vacuuming every 3-4 months. Viewed Operating.
Recommendations & Resources:
A home is a place of dreams and memories. A home is also an investment you will likely resell sometime in the
future. Taking photographs (before-during-after) of projects performed, and keeping receipts will help
substantiate improvements and may help improve the value of your investment. From an ease of accessibility
perspective, if future projects (wiring, bathroom venting, solar tubes etc.) require working in less desirable
locations such as attics, consider such projects prior to adding insulation, and/or during roof repairs/replacement.
Post Inspection Support: For additional resources to aid in maintenance and/or remodeling visit our website
http://phiinspect.com/ and specifically click the "Post Inspection Support", "Newsletters", or "Reference Material"
pages. Besides reviewing/requesting technical how-do reference materials our website home page details our
free "Maintain/Build Your Home Value" classes. These classes are great for local civic/church groups-
organizations. Please see the website for minimum requirements and student testimonials.
Consumer Product Safety Commission (CPSC)
Professional Home Inspection Company's goal is to help you make informed real estate decisions. It is our goal
that you walk away from this inspection educated and confident about your property.
It is also important to us that you are aware of any potential defects, risks etc. associated with products used in
your home. Please refer to our website: http://phiinspect.com/ and click on the "Safety Info & Recalls" page for
links to Consumer Product Safety Commission sites/links. Professional Home Inspection Company recommends
you periodically visit www.cpsc.gov/ for items that may apply to you.
Thank you for choosing Professional Home Inspection Co to perform an inspection on this property.
Thomas G. Kruse, CRI
(President/Inspector)

Address & Date: 1629 Main St LaCrosse WI 11-21-13
Dear Jiachun Zhen
This summary page is provided to:
1. Help you understand your report. You should read your report in its entirety. The report is
designed to help you understand, maintain and possibly increase the value of the property. You should
also read the NAHI Standards of Practice, The Pre-Inspection Agreement and the Definition of a Defect
listed at the bottom of this page.
2. Highlight items from the report. The item(s) listed below in the Report Summary area are
highlighted for various reasons including (but not limited to) safety item(s), item(s) requiring further
investigation, item(s) considered out of the ordinary, etc. PLEASE NOTE that some properties have no
item(s) listed.
3. Highlight our exceptional post-inspection support. For additional savings on inspections beyond
the scope of this inspection, review the attached discount coupon sheet printed with this report. For
additional free home documents visit our website http://phiinspect.com, and click on "Post Inspection
Support"and "Contact Us" pages. Please be specific as to the type of building project(s) or property
maintenance item(s) about which you need information. There is no limit to the number of self-help
documents we will send.
REPORT SUMMARY
Walls (Exterior) Section C
4. WINDOWS: FRAME, SASH, SILL (For additional insight & recommendations visit www.phiinspect.com
& review Sept 2008 newsletter "Modern Window Facts & Considerations 9-08")
CONDITION:
Maintenance Suggested, Paint Chipping & Peeling, Decayed, Sill, Amateur workmanship noted,
Location, East, Damaged sash in attic-west.
Garage Section E
4. ROOF & ATTIC STRUCTURE:
CONDITION:
Maintenance Suggested, Stains noted on the ceiling: Wet and/or damp, Decayed sheathing
boards; Damaged collar ties. Consider services of a licensed carpenter.
6. ELECTRICAL:
CONDITION:
OUTLET(S), GFCI Status: Defective GFCI outlet-not tripping when tested, possible hazard.
8. SLOPED ROOF COVERING:
CONDITION:
Maintenance Suggested, Visual Status of the roof: (Review "Required Maintenance" &
"Flashing/Valley Areas" text sections for additional information), Roof does not appear to be
functioning as intended, at the end of its useful life. Consider consulting with a licensed roofing
contractor now for repair and/or replacement options. Missing Granules, Worn/brittle section(s).
Roof is showing its age. Curled (Material twisting up away from roof deck surface), Damaged
shingles/shakes/tiles noted, It appears this roof has more than one layer of shingles, Repair(s)
noted.
Plumbing Section G
3. WASTE & VENT PIPES:
CONDITION:
Maintenance Suggested, Visual Indications of Water: Active leakage-moisture noted, Consider
services of a licensed plumbing contractor. On virtical stack at the base of the east basement
stairway.
Electrical Section I
3. GROUNDING:
TYPE:
Water Pipe, Limited Visibility: Concealed in wall, conduit, finished materials etc. preventing full
visual inspection of grounding system.
CONDITION:
Safety Concern, Water service pipe is plastic, consider an electrician to verify ground.
6. UNFINISHED AREA(S) WIRING:
CONDITION:
Possible hazard, Junction Box Status: Connections not made within junction boxes. Consider
services of a licensed electrical contractor: 2 in basement ceiling.
Social Room Schedule (Kitchen, Family, Den, etc) Section J
KITCHEN:
PLUMBING:
East side of sink clogged.
Attic Section L
7. WIRING:
CONDITION:
Knob & Tube wiring status: (Note: Wiring circuit(s) may or may not still be active. Active knob and
tube wiring will/may prevent writing an insurance policy on a home. The parameters/limitations of
our visual inspection prevent us from fully determining if circuit(s) are still currently in use.
Recommend consult with the homeowner(s) and/or homeowner representative for current status,
work orders, upgrades, etc. of electrical system), Covered by insulation. The National Electric
Code (NEC) states one of the requirements to safely maintain knob & tube wiring is to have a
minimal air space maintained around the wires at all times. The wires physically should not be in
contact with anything but the actual knobs & tubes. This air space requirement is to allow for the
dissipation of heat potentially created when the wires are in use. If the wiring is encapsulated or
buried in loose, rolled or foam insulation this air space requirement is reduced and/or eliminated
resulting in the potential for heat buildup. Consult with a licensed electrical contractor for further
recommendations, evaluations and/or repairs.
Thank you for using Professional Home Inspection Company. A large percentage of our business is based on
referrals by Realtors, lending institutions, attorneys, and past customers like yourself. Please do not keep us a
secret! Please tell your friends, relatives, co-workers and the person(s) who referred you to our company your
feelings/impressions about our service. We welcome your feedback. Go to our website to the "Contact Us" page
and let us know your feelings about our service.
If you have any questions regarding the inspection report or the property, please call my cell phone # listed below.
Troy Peterson, CRI: 608-317-9880 Tom Kruse, CRI (President) 608-790-2576
Definition of a Defect: A defect is defined as a structural, mechanical or other condition that would have a significant adverse
effect on the value of the property; that would significantly impair the health or safety of future occupants of the property; or
that if not repaired, removed or replaced would significantly shorten or have a significant adverse effect on the normal life of
the property. Defects do not include structural, mechanical or other conditions the nature and extent of which buyer had actual
knowledge or written notice before signing this offer.
Our Mission Statement: To Help People Make Informed Real Estate Decisions.

Our Mission Statement: To Help People Make Informed Real Estate Decisions
A Gameplan for Long-Term Success:
Address & Date: 1629 Main St LaCrosse WI 11-21-13
Our service provides a mini-seminar snapshot of your home. Our visual review goal of defining the "perfect home"
is based on the National Association of Home Inspectors (NAHI) Standards of Practice:
1.6 The purpose of the inspection is to identify visible defects and/or conditions that, in the judgment of
the inspector, adversely affect the function and/or integrity of the items, components, and systems.
"Adversely Affect" is defined as: Constitute, or potentially constitute, a negative or destructive impact.
PHI's road map to the Perfect Home:
The "Perfect Home" is comparable to an automobile. Both require ongoing maintenance. A home is a smart
investment you hope to resell at a profit. All decisions should be proactive with long-term considerations. Our
report and long-term support provide resources for those decisions. Please review Money Magazine's "How to
Maintain Your Home" May 17, 2004 article on our "Reference Material" page for more insight and considerations.
That article recommends that you have your home inspected every five years.
Identifying, Prioritizing & Scheduling the Details:
Review the inspection report, your notes, our website and newsletters, and other details-documents-notes with the
following considerations in mind:
The Report Summary Sheet - The summary sheet lists (if any) specific maintenance items, concerns,
and/or items considered nonstandard. Review and address accordingly.
Safety Concerns or Possible Hazards - All items should be addressed as soon as possible.
Exterior Maintenance Concerns - Exterior items/areas are subject to unknown/unpredictable
variables. Weather can quickly make a functional component non-functional. Areas needing attention are
harder to see and more easily forgotten. Separated gutter extensions, subsurface erosion, decay,
looseness of materials, plants rubbing siding, etc. can easily fast-track to more extensive/expensive
repairs if not addressed.
Four Variables to Consider: 1. Accessibility, 2. Skill level, 3. Cost of materials, 4. Time frame for
implementation - Maintenance and improvement project costs are based on these four variables. All
decisions should be gauged/judged with these in mind. For example attic accessibility/user friendliness is
often overlooked or not considered. History suggests going the least expensive route may result in
premature failure of systems/parts, requiring repeat repairs.
Our Newsletters & post-inspection support: Our website newsletters and post-inspection support
are insightful, objective, fact based, easy to understand resources. Each newsletter requires 40-80 hours
to produce. The content is important. Your real estate decisions should take into account their content.
Hardcopy Sheets in Packet - Review all paperwork provided in manila inspection folder. They are
provided to assist the proactive homeowner in maintaining and operating his/her home.
Home ownership is an exciting and rewarding experience. It can be expensive.
This report, combined with our post-inspection correspondence support will continually empower you in
making sound decisions. Your success is very important to us.
Thank you again for making Professional Home Inspection Company a party to your success.
Thomas G. Kruse, CRI
President / Inspector

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