Building Inspection Report

8380 Case Road

Inspection Date:

12-10-2008

Prepared For:

Mr. customer

Prepared By:

Home & Mold Inspections of Michigan llc

PO Box 0000

Somewhere, Michigan 10000

517-856-2334

517-555-1122 Fax

richard@homemoldinspecting.com

Report Number:

1206

                                                                                                    Inspected by: Richard Fetterman

© 2009 Home & Mold Inspections of Michigan llc

Report Overview

The home at (your address) sits roughly 400 feet west of Case Road. It is situated toward the front of an estimated 15 acre parcel and has a blacktop driveway leading all the way to the attached garage. North of the home is a large pond that is shared with several other homeowners. West and behind the home is a 24X40 garage with ½ finished and heated, the remaining rear portions of the property has planted pine trees.

This is a well built home.  As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time.  The improvements that are recommended in this report are not considered unusual for a home of this age and location.  Please remember that there is no such thing as a perfect home.

For your convenience, the following conventions have been used in this report.

Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.

Safety Issue:  denotes a condition that is unsafe and in need of prompt attention.

Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.

Improve:  denotes improvements which are recommended but not required.

Monitor:  denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary.

Deferred Cost: denotes items that have reached or are reaching their normal life expectancy or show indications that they may require repair or replacement anytime during the next five (5) years.

Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but represent logical long term improvements.

The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term.  Other significant improvements, outside the scope of this inspection, may also be necessary.  Please refer to the body of this report for further details on these and other recommendations.

Major Concerns

No serious issues at this time.

Safety Issues

• Stairways

• Repair, Safety Issue:  For improved safety, it is recommended that a handrail be provided for the stairway that ends in the basement, there are three steps and two is the recommended limit.

Repair Items

• Repair:  Exhaust vent pipes should be insulated and vented to the building exterior.
• Repair:  The water heater burner is dirty. It should be cleaned and adjusted.
• Repair:  Evidence of prior leakage was observed at the fitting that exits the condensate tray of the air conditioning system. The leakage is very small but it does drip into the furnace and it is causing rust on the first burner.
• Repair:  The front door shows evidence of substantial rot to the lower door frame. Repair to the door frame can usually be accomplished by a skilled carpenter; a replacement door is preferred in some cases.
• Repair:  The steps serving the porch have settled about one inch but this settlement has stopped and should be monitored.
• Repair:  The installation of the distribution wiring that runs to the two ceiling lights in the basement is non-standard. It is suspected that installation was performed by an amateur, rather than a licensed electrician.
• Repair:  An extension cord was used to get electricity to the deck table awning decorative lighting.Extension cords should not be used as permanent wiring. This wiring should be removed.
• Stairways
• Repair, Safety Issue:  For improved safety, it is recommended that a handrail be provided for the stairway that ends in the basement, there are three steps and two is the recommended limit.

Improvement items

Install the hand rail in the basement.

Clean up the electrical wiring from the hot tub.

Repair the threshold for the front door.

Items to Monitor

• Monitor:  Common minor settlement cracks were observed in the foundation wall at the south east corner. This implies that some structural movement of the building has occurred. Cracks of this type should be watched for any sign of additional movement. In the absence of any sign of ongoing movement, repair should not be necessary.

• Monitor:  The roofing is in good condition. This roofing is wearing at uneven rates. The sides of the roof exposed to most sunlight wear more quickly than more shaded areas. Early repair or replacement may be needed in some areas prior to replacing the entire roof covering.

• Monitor:  The garage floor slab has typical cracks usually the result of shrinkage and/or settling of the slab. Cracks more than 1/8” high could present a trip hazard.

• Monitor:  The old stone retaining wall shows evidence of movement, as is typical of a wall of this age and construction. While it is impossible to determine how long this wall will remain stable, these old walls tend to perform reasonably well because the stone allows for free drainage of water from the soil behind the wall. Because the walls are of sandstone they could be dismantled and rebuilt to elevate the settlement that is indicated.

• Possible Major Concern, Repair:  The front door shows evidence of substantial rot to the lower door frame. Repair to the door frame can usually be accomplished by a skilled carpenter; a replacement door is preferred in some cases.

• Monitor:  Water heaters have a typical life expectancy of 7 to 12 years. The existing unit is approaching this age range. One cannot predict with certainty when replacement will become necessary.

• Monitor:  Minor cracks were noted.

• Monitor:  Radon gas is a naturally occurring gas that is invisible, odorless and tasteless. A danger exists when the gas percolates through the ground and enters a tightly enclosed structure (such as a home). Long term exposure to high levels of radon gas can cause cancer. The Environmental Protection Agency (E.P.A.) states that a radon reading of more than 4.0 picocuries per liter of air represents a health hazard. A radon evaluation is beyond the scope of this inspection (unless specifically requested). For more information, consult the Environmental Protection Agency (E.P.A.) for further guidance and a list of testing labs in your area.

deferred cost Items

None at this time.

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the “Limitations of Inspection” sections within this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision.  Not all improvements will be identified during this inspection.  Unexpected repairs should still be anticipated.  The inspection should not be considered a guarantee or warranty of any kind.

This inspection is visual only.  A representative sample of building components are viewed in areas that are accessible at the time of the inspection.  No destructive testing or dismantling of building components is performed.

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

There was snow on the ground during the course of the inspection.  
 

Structure

• This home is a single family dwelling built in 1995 with a single level living area, a full basement and attached garage. The main entrance faces south and the home is currently occupied. There is approximately 1680 sq. ft. of living area on each floor and the roof is a 9/12 pitch.

• Footings are of poured concrete with a step footing between the house (living area) and the garage area.

• Basement is a walk out with concrete block construction. In addition decorative blocks were used on the walk outside of the house under the deck.

• The exterior walls of the home appear to be of 2x6 wood frame construction. This exceeds common practice and provides space for extra exterior wall insulation. 

• The siding is vinyl with aluminum soffit and vents.

• There is a large (L) shaped deck on the entire north side of the house.

• Fink trusses were used above the garage area.

• Scissor trusses were used over the living area.

• Wood Frame construction was used for the living area.

• The roof is shingled with asphalt shingles and there are no masonry chimneys.

• The house has a central air conditioning unit located on the west side. 

recommendations / observations

• Monitor:  Common minor settlement cracks were observed in the foundation wall at the south east corner. This implies that some structural movement of the building has occurred. Cracks of this type should be watched for any sign of additional movement. In the absence of any sign of ongoing movement, repair should not be necessary.

• The inspection did not discover evidence of substantial structural movement. 

• The construction of the home is good quality. The materials and workmanship, where visible, are good. 

• No repair to structural components is necessary at this time.

• No major defects were observed in the accessible structural components of the house.    

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Structural components concealed behind finished surfaces could not be inspected.

• Only a representative sampling of visible structural components were inspected.

• Furniture and/or storage restricted access to some structural components.

• Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.

• At the time of the inspection there was 12” of snowfall so a close inspection at the base of the home was not possible.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Roofing

• The gable roof was only partially inspected from the ground with binoculars because of the steep 9/12 pitch and it was snow covered.

• The ventilation system is a ridge vent running the full length of the living area and the full length of the attached garage.

• The flashing material is aluminum however, there are no chimneys so all the prefabricated style made of metal and rubber. The rubber components appeared intact without cracks and shrinkage.

• The shingles are multi thickness asphalt giving them a life expectancy of 20 to 30 years.

• There are six curb-type sky-lights in various areas of the living area. One in the foyer, one in the master bath, one in the guest bath and three in the sun room.

recommendations / observations

• The south and west sides of a roof typically wear faster than the balance of the roof, while the other exposures of the roof may last for a longer period of time.  If the best roof sections have less than five years of remaining life when the worst sections already need replacement it is usually logical to replace all roof slopes during re-roofing.

• Repair:  The gutters require cleaning to avoid spilling roof runoff around the building – a potential source of water entry or water damage.

• Monitor:  The roofing is in good condition. This roofing is wearing at uneven rates. The sides of the roof exposed to most sunlight wear more quickly than more shaded areas. Early repair or replacement may be needed in some areas prior to replacing the entire roof covering.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Not all of the underside of the roof sheathing is inspected for evidence of leaks.

• Evidence of prior leaks may be disguised by interior finishes.

• Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice buildup, and other factors.

• Antennas, chimney/flue interiors which are not readily accessible are not inspected and could require repair.

• Roof inspection may be limited by access, condition, weather, or other safety concerns.

• Portions of the roof were viewed from the ground using binoculars.  Some sections of the roof could not be viewed.

• Portions of the roof were viewed from a ladder at the edge of the roof.  Some sections of the roof were not in view.

• Snow on the roof restricted the inspection.

• Unfavorable weather restricted the inspection of the roofing system.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
 

Exterior

·Vinyl Siding was used on the entire house in a double four design except on the fascia and soffit.

·Aluminum fascia and soffit was used in all other exposed areas with a good supply of vented sections.

·Andersen French Doors were used in the master bedroom and exit onto the deck. 

·Andersen Sliding Glass doors were used on the exit from the dining area to the deck and on the exit from the nook to the deck. An additional sliding glass door was used from the basement.

 ·Andersen Vinyl-Covered windows were used in the entire house. They are all casement windows with the exception of some very high special stationary windows used in the nook.

·Asphalt was used on the driveway and it is a 10 foot width.

·Concrete was used on all the approaches and the poured porch on the south side of the house.

·A Treated Wood deck covers the entire north side of the home.

·Steel overhead doors were used in the garage attached garage door area, they also have windows.

·The grading was level and did not have enough drop in all the areas that were viewable. The bulk of the circumference was not visible due to snow.

·Sandstone retaining walls are built at the northeast and northwest corners of the home. These two retaining walls retain the soil from the walk out basement.

The exterior siding that has been installed on the house is relatively low maintenance. 

The auto reverse mechanism on the overhead garage doors responded properly to testing. This safety feature should be tested regularly as a door that doesn’t reverse can injure someone or fall from the ceiling. Refer to the owner’s manual or contact the manufacturer for more information. 

The decking appears to be constructed from pressure treated wood. 

Window frames are clad, for the most part, with a low maintenance material. 

The aluminum soffits and fascia is a low-maintenance feature of the exterior of the home. 

There is no significant wood/soil contact around the perimeter of the house, thereby reducing the risk of insect infestation or rot. 

The driveway and walkways are in good condition. 

The exterior of the home is generally in good condition. 

The garage completely finished. 

The lot drainage was good, conducting surface water away from the building. 

recommendations / observations

• Cleaning of the siding may be worthwhile.

• Monitor:  The garage floor slab has typical cracks usually the result of shrinkage and/or settling of the slab. Cracks more than 1/8” high could present a trip hazard.

• Repair:  The steps serving the porch have settled about one inch but this settlement has stopped and should be monitored.

• Monitor:  The old stone retaining wall shows evidence of movement, as is typical of a wall of this age and construction. While it is impossible to determine how long this wall will remain stable, these old walls tend to perform reasonably well because the stone allows for free drainage of water from the soil behind the wall.

• Possible Major Concern, Repair:  The front door shows evidence of substantial rot to the lower door frame. Repair to the door frame can usually be accomplished by a skilled carpenter; a replacement door is preferred in some cases.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• A representative sample of exterior components was inspected rather than every occurrence of components.

• The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards.

• Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, break-walls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
 

Electrical

Size of Electrical Service: 120/240 Volt Main Service - Service Size: 200 Amps 

Service Drop: Underground 

Service Entrance Conductors: Copper

Service Equipment & Main Disconnects: Main service rating is 200 Amp

Service Grounding: Ground Connection NotVisible

Service Panel & Over current Protection: Panel Rating: 200 Amp 

Sub-Panel: Breakers 

Distribution Wiring: Copper

Switches & Receptacles: Grounded 

Ground Fault Circuit Interrupters: Bathroom(s),  Whirlpool,  Exterior,  Garage,  Kitchen 

Smoke Detectors: Present                         

Inspection of the electrical system did not reveal the need for improvement. 

Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home. 

The size of the electrical service is sufficient for typical single family needs.

Generally speaking, the electrical system is in good order. 

All outlets and light fixtures that were tested operated satisfactorily. 

All 3-prong outlets that were tested were appropriately grounded. 

The size of the electrical service is sufficient for typical single family needs. 

recommendations / observations

• Repair:  In the hot tub area the tub itself has been disconnected. The wiring remains outside and taped up on the ends. The breaker is turned off but repair is needed. Abandoned wiring should be replaced or appropriately terminated.

• Repair:  The installation of the distribution wiring that runs to the two ceiling lights in the basement is non-standard. It is suspected that installation was performed by an amateur, rather than a licensed electrician.

• Repair:  An extension cord was used to get electricity to the deck table awning decorative lighting. Extension cords should not be used as permanent wiring. This wiring should be removed.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Electrical components concealed behind finished surfaces are not inspected.

• Only a representative sampling of outlets and light fixtures were tested.

• Furniture and/or storage restricted access to some electrical components which may not be inspected.

• The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
 

Heating

Energy Source: LP Gas 

Heating System Type: Forced Air Furnace,  Manufacturer: Bryant Plus 80-High efficiency furnace 

Vents, Flues, Chimneys: Metal-Multi Wall 

Heat Distribution Methods: Ductwork 

Other Components: Built in humidifier, air conditioning plenum for the air conditioning.

The heating system is in generally good condition. 

This is a high efficiency (80% plus) heating system. 

Adequate heating capacity is provided by the system. 

The heating system shows no visible evidence of major defects. 

Adequate heating capacity is provided by the system.

recommendations / observations

The heating system is in generally good condition. 

The heating system shows no visible evidence of major defects. 

Gas (woodstove style heater):

• General Comments

On the whole, the gas stove and its components are in above average condition.  The floor is properly protected from heat by a masonry/decorative platform extending three feet from the wall. The distances from combustible material is acceptable and it is properly vented.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• The adequacy of heat supply or distribution balance is not inspected.

• The interior of flues or chimneys which are not readily accessible are not inspected.

• The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected.

• Solar space heating equipment/systems are not inspected.

• The programmable thermostat was not tested.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
 

Cooling / Heat Pumps

Energy Source: Electricity, 240 Volt Power Supply 

Central System Type: Air Cooled Central Air Conditioning, Manufacturer: York 

The capacity and configuration of the system should be sufficient for the home. 

The system shows no visible evidence of major defects. 

No repairs are necessary at this time. 

The system is showing some signs of age and may require a higher level of maintenance. 

recommendations / observations

The system shows no visible evidence of major defects.

• Repair:  Evidence of prior leakage was observed at the fitting that exits the condensate tray of the air conditioning system. The leakage is very small but it does drip into the furnace and it is causing rust on the first burner.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Window mounted air conditioning units are not inspected.

• The cooling supply adequacy or distribution balance is not inspected.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
 

Insulation / Ventilation

Roof Cavity Insulation: Unknown in Cathedral Roof

Exterior Wall Insulation: Not Visible 

Attic Insulation: 8 inches Fiberglass in Lower Attic 

Basement Wall Insulation: Not Visible 

Vapor Retarders: None Visible 

Roof Ventilation: Ridge Vents 

Exhaust Fan/vent Locations: 3 Bathrooms, Dryer 

• General Comments

Upgrading insulation levels in a home is an improvement rather than a necessary repair. 

During any planned re-roofing, overhead insulation and ventilation levels should be investigated and improved where necessary. 

No insulation is installed over the attached garage.

There is no insulation in the attached garage’s three exterior walls.

recommendations / energy saving Suggestions

• Repair:  Exhaust vent pipes should be insulated and vented to the building exterior.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.

• Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis.  This is beyond the scope of the inspection.

• An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report.

• Any estimates of insulation R values or depths are rough average values.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
 

Plumbing

Water Supply Source: Private Water Supply 

Service Pipe to House: Plastic 

Main Water Valve Location: Furnace Room 

Interior Supply Piping: Copper 

Waste System: Private Sewage System 

Drain, Waste, & Vent Piping: Plastic 

Water Heater: LP Gas 

Fuel Storage & Distribution: Liquid Petroleum "LP" Gas tank located at rear of home.

LP gas main valve is located on the tank itself. 

Other Components: Hot tub, not operative

The plumbing system is in generally good condition. 

The piping system within the home, for both supply and waste, is a good quality system. 

The water pressure supplied to the fixtures is above average.

Only a slight drop in flow was experienced when two fixtures were operated simultaneously. 

recommendations / observations

• Water Heater

• Monitor:  Water heaters have a typical life expectancy of 7 to 12 years. The existing unit is approaching this age range. One cannot predict with certainty when replacement will become necessary.

• Repair:  The water heater burner is dirty. It should be cleaned and adjusted.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected.

• Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report.

• Clothes washing machine connections are not inspected.

• Interiors of flues or chimneys which are not readily accessible are not inspected.

• Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
 

Interior

Wall And Ceiling Materials: Drywall on all interior walls both upstairs and downstairs. 

Suspended tile is used for 95% of the basement area and drywall was used in 100% of the main floor.

Floor Surfaces: Carpet is used on both the upstairs and downstairs.

Vinyl/Resilient was used in the kitchen and lower bathroom.

Concrete floor is the entire basement with carpet over everything except the downstairs full bathroom. 

Window Type(s) & Glazing: Casement windows were used thru out both floors.

Double Glazed windows from Andersen were used thru out the entire home. 

Doors: Wood-Hollow core doors were used thru out the interior with the exception of the main entry and the garage entry.

Sliding Glass doors are present in the kitchen sun room; the main dining area and the basement walk out.

A French door was used in the master bedroom; all the custom doors open to the deck except the basement.

An aluminum storm door is present on the main entry door. 

• General Condition of Interior Finishes

On the whole, the interior finishes of the home are in above average condition. Typical minor flaws were observed in some areas. 

• General Condition of Windows and Doors

The majority of the doors and windows are good quality. 

• General Condition of Floors

The floors of the home are relatively level and walls are relatively plumb. 

recommendations / observations

• Wall / Ceiling Finishes

• Monitor:  Minor cracks were noted.

• Floors

• Monitor, Repair:  The vinyl flooring is damaged

• Windows

• Doors

• Kitchen Counters

• Kitchen Cabinets

• Skylights

• Stairways

• Repair, Safety Issue:  For improved safety, it is recommended that a handrail be provided for the stairway that ends in the basement, there are three steps and two is the recommended limit.

• Basement Leakage

• Monitor:  No evidence of moisture penetration was visible in the basement at the time of the inspection. It should be understood that it is impossible to predict whether moisture penetration will pose a problem in the future. The vast majority of basement leakage problems are the result of insufficient control of storm water at the surface. The ground around the house should be sloped to encourage water to flow away from the foundation. Gutters and downspouts should act to collect roof water and drain the water at least five (5) feet from the foundation or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation are the most common source of basement leakage. Please refer to the Roofing and Exterior sections of the report for more information.
  In the event that basement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step. Please beware of contractors who recommend expensive solutions. Excavation, damp-proofing and/or the installation of drainage tiles should be a last resort. In some cases, however, it is necessary. Your plans for using the basement may also influence the approach taken to curing any dampness that is experienced.

• Monitor:  Radon gas is a naturally occurring gas that is invisible, odorless and tasteless. A danger exists when the gas percolates through the ground and enters a tightly enclosed structure (such as a home). Long term exposure to high levels of radon gas can cause cancer. The Environmental Protection Agency (E.P.A.) states that a radon reading of more than 4.0 picocuries per liter of air represents a health hazard. A radon evaluation is beyond the scope of this inspection (unless specifically requested). For more information, consult the Environmental Protection Agency (E.P.A.) for further guidance and a list of testing labs in your area.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

• Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects.

• Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Appliances     

description of appliances

Appliances Tested:

·Gas Range 

·Microwave Oven 

·Dishwasher 

·Waste Disposer 

·Refrigerator 

·Chest Freezer 

·Clothes Washer 

·Clothes Dryer 

Laundry Facility:

·Gas Piping for Dryer 

·Dryer Vented to Building Exterior 

·120 Volt Circuit for Washer 

·Hot and Cold Water Supply for Washer 

·Waste Standpipe for Washer 

Other Components Tested:

 Water Conditioning Equipment 

• Positive Attributes

The appliances are to be in generally good condition. 

All appliances that were tested responded satisfactorily. 

The kitchen and laundry facilities are well organized. 

The kitchen cabinetry is above average quality. 

The appliances that have been installed in the kitchen are good quality. 

• General Comments

Only minor improvements to the appliances are needed. 

The appliances are middle aged. As such, they will become slightly more prone to breakdowns; however, several years of serviceable life should remain. 

recommendations / observations

The appliances are to be in generally good condition. 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

• Thermostats, timers and other specialized features and controls are not tested.

• The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

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Home & Mold Inspections of Michigan llc

Richard Fetterman

cell-517-812-2148

E-Mail-richard@homemoldinspecting.com

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