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Inspection Report

Your Home

Property Address:
Welcome Home
Green Bay WI 54313

 

Home Inspect Pros

John Olson
De Pere Wi 54115
920-639-7260

 

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Table of Contents

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Date: 11/10/2015 Time: 10:00 AM Report ID: 855555
Property:
Welcome Home
Green Bay WI 54313
 Customer:
Your Home 		Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Satisfactory (S)=The item(s) was visually inspected and appeared to be functioning properly at time of this inspection, if no other comments were made then the component or unit appeared to be functioning as intended at time of this inspection, allowing for normal wear and tear.

Satisfactory Maintain(SM)=The item(s) was inspected and appeared to be functioning properly at time of this inspection.This item needs to be maintained by home owner. Check monthly or yearly to clean, maintain, repair or replace as necessary. Follow manufacturers instructions.  Know your home. 

Not Inspected(NI) = I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended.

Not Operated(NO) = I did not operate this item, component or unit and made no representations of whether or not it was functioning as intended.

Not Accessible or Present (NA) = This item, component or unit is not  accessible or is not in this home or building at the time of this inspection.

Maintenance Repair or Replace (MR) = The item, component or unit is not functioning as intended, or needs further inspection by a skilled contractor or can be addressed by a competent individual. This may include items, components or units that can be repaired to satisfactory condition and may not need replacement, or may be a part of routine home maintenance.

Repair or Replace (RR) =The item, component or unit listed was not functioning as intended and should be further evaluated, replaced and/or repaired by a certified, licensed, qualified contractor or tradesperson.Evaluation(s) should be considered before end of inspection contingency.The Items, components or units that can be repaired to satisfactory condition may not need replacement.

The General Home Inspection is not a building code-compliance inspection, but a visual inspection for safety and system defects. The Inspection Report may comment on and identify as problems systems, components and/or conditions which may violate building codes, but although safety defects and building code violations may coincide at the time of the inspection, confirmation of compliance with any building code or identification of any building code violation is not the goal of this Inspection Report and lies beyond the scope of the General Home Inspection.

If you wish to ascertain the degree to which the home complies with any applicable building codes, you should schedule a building code-compliance inspection.

Not being currently code compliant doesn't not necessarily mean a component is a defect.

In order to maintain the home value and prevent damage from moisture intrusion it is important that you pay attention to various areas of your home which will require maintenance on a regular schedule.

Although as the homeowner, you are responsible for determining necessary maintenance and seeing that it is performed, some basic suggestions might include but are not limited to:

Concrete/asphalt surfaces:

- Seal or patch gaps and cracks to avoid damage from freezing moisture. Freezing moisture will enlarge cracks in concrete and asphalt.

Exterior walls

- Trim back vegetation

- Seal gaps or cracks in walls and around doors and windows where moisture may penetrate with an appropriate sealant or paint

- Replace any missing exterior wall covering material.

Roof

- The roof should be free of debris, which will hold moisture next to the roof covering material and hasten deterioration.

- Keep the gutter system in good repair, sealing leaks and cleaning the gutters and downspouts

- Replace missing or damaged shingles and seal areas where flashing may not protect the roof structure

- Be sure that downspouts route roof drainage away from the foundation.

- In cold climates, downspouts which are connected to underground drains are subject to freeze problems in the fall and spring.

Decks and porches

- Keep the finish in good condition. Clear finishes may require maintenance as often as every year or two.

Plumbing

-Monitor pipe fittings, boilers and water heaters for corrosion or leakage. Maintain major appliances as recommended by local professionals.

Heating

- Have the system, including the cabinet, burners, blower and filter cleaned and adjusted on an appropriate schedule. You can determine what constitutes an appropriate schedule by consulting with a qualified heating contractor.

Moisture damage

- Moisture intrusion can cause damage to the home by effecting the ability of the soil to support the weight of the foundation and by creating conditions favorable to the growth of biological organisms such as mold fungus. Mold fungus will cause wood with which it comes into contact to decay and may create unhealthy conditions by increasing concentrations of mold spores in the indoor air of the home. Always watch for any signs of moisture intrusion and take steps to correct it immediately.

Windows

-Only accessible windows are checked for operation during this inspection. Failed thermal paned seals in insulated glass windows are not always detectable. In some instances I may not be able to disclose this condition, particularly if the windows are dirty or it is raining during the inspection. The visible moisture between panes is a failed seal situation may be apparent or not, due to variations in atmospheric conditions. Windows are reported as they are observed at the time of the inspection only. No warranty is implied. If you have present or future concerns regarding the integrity of thermal pane seals, it is strongly suggested that you consult with Professional Thermal Window Specialist for further evaluation.

In Attendance:
Customer and their agent

Type of building:
Single Family (1 story)

Approximate age of building:
Under 10 Years
Temperature:
Below 60 (F) = 15.5 (C)

Weather:
Clear

Ground/Soil surface condition:
Damp
Rain in last 3 days:
No

Radon Test:
No

 

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1.  Roofing
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
Styles & Materials
Viewed roof covering from:
Walked roof
Roof Covering:
Architectural
Chimney (exterior):
Metal Flue Pipe
Sky Light(s):
None
   
Items
1.0 Roof Coverings
Comments: Maintenance Repair
(1) This inspection is not a warranty against future roof leaks. Even a roof that appears to be in good, functional condition may leak under certain circumstances.  Inspector does not take responsibility for a roof leak that happens in the future. This inspection is not a warranty or guarantee of the condition of the roof system. The roof's age cannot be determined by the inspector.
(2) Roofing nails were observed to be backing out of and popping through the shingle tabs and exposed nail heads were noted in several areas.  These are water-entry points and should be repaired/sealed by a qualified roofer.
1.0 Item 1(Picture)
1.0 Item 2(Picture)
1.0 Item 3(Picture)
1.0 Item 4(Picture)
1.1 Roof Penetrations
Comments: Maintenance Repair
(1) The plumbing vent pipes and chimney need caulking or tar around the perimeter of shingles and boot. You should be diligent in maintaining this sealant in the future to avoid damage from moisture intrusion.
1.1 Item 1(Picture)
1.1 Item 2(Picture)
1.1 Item 3(Picture)
(2) Nails heads on the flashing should be sealed.
1.1 Item 4(Picture)
1.1 Item 5(Picture)
1.2 Chimneys
Comments: Satisfactory
1.3 Flashings
Comments: Satisfactory
1.4 Roof Drainage gutters and downspouts
Comments: Satisfactory
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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2.  Exterior
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
Styles & Materials
Siding Style:
Lap
Brick
Siding Material:
Vinyl
Brick
Exterior Entry Doors:
Steel
Outside area:
Covered porch
Driveway Sidewalks:
Concrete
 
Items
2.0 Siding Flashing and Trim
Comments: Maintenance Repair
(1) Could not find any weep holes in the brick front.  Consider drilling weep holes into the brick. There are some high weep holes but none lower to allow water to drain.
2.0 Item 1(Picture)
2.0 Item 2(Picture)
(2) There are some cracks in the joints of the brick maintain and seal to prevent water infiltration. 
2.0 Item 3(Picture)
(3) Penetrations and gaps in the dwelling envelope, which are sources of air leakage, should be sealed with durable caulking materials,as part of an annual maintenance program.
2.0 Item 4(Picture)
2.0 Item 5(Picture)
(4) Trim was damaged possibly by weed eater.
2.0 Item 6(Picture)
2.1 Eaves, Soffits and Fascias
Comments: Maintenance Repair
Bathroom exhaust vents installed on the soffit will add moisture on soffits.Vents should be on solid unvented soffits to keep moisture from traveling into attic. May cause icing in winter. Monitor and maintain.
2.1 Item 1(Picture)
2.1 Item 2(Picture)
2.2 Doors (Exterior)
Comments: Satisfactory
Door locks should be re-keyed as soon as possible for your safety. All exit doors should be openable from the interior without the use of a key.
2.3 Windows
Comments: Maintenance Repair
Large window wells along the foundation should be covered to prevent a possible fall or injury or pest or water getting into .
2.3 Item 1(Picture)
2.4 Driveways, Walkways.
Comments: Repair or Replace
(1) The concrete on the apron of the driveway has spalled and should be replaced.Spalling concrete is concrete that has broken up, flaked, or become pitted. This is usually the result of a combination of poor installation and environmental factors that stress the concrete, causing it to become damaged. On a low level, it can be purely cosmetic in nature, but it can also result in structural damage, such as damage to reinforcing bars positioned inside the concrete.
2.4 Item 1(Picture)
2.4 Item 2(Picture)
(2) Maintain a seal between concrete section to keep water out. 
2.4 Item 3(Picture)
2.4 Item 4(Picture)
2.4 Item 5(Picture)
(3) The remainder of the driveway is spalled, but not as severe. Spalled concrete maybe caused by poor finishing and the use of water on the surface to aid in the finishing process. Excess water and overfinishing create a weak surface that can't handle freeze-thaw expansion and contraction. Sealers are a great way to protect concrete from spalling deterioration. A good-quality sealer designed for use on exterior concrete will help minimize water saturation and protect against salt damage. Even with a good sealer, the concrete itself remains the most important component in avoiding spalling. Spalled concrete should be monitored, repaired or replaced as necessary.
2.4 Item 6(Picture)
2.4 Item 7(Picture)
(4) Cracks in concrete can occur at any time. Concrete driveways and walkways often have typical settlement cracks or shrinkage cracks that occur as the concrete cures. The home owner should monitor these areas and make repairs as needed.
2.4 Item 8(Picture)
2.4 Item 9(Picture)
2.4 Item 10(Picture)
2.5 Patio, Stoops, Exterior steps and Railings
Comments: Maintenance Repair
Steps from patio door are temporary should be secured and redone so all the steps are equal.     The minimum riser height is 4 inches, and the maximum is 8 inches. The minimum tread depth is 9 inches. The greatest riser height within any flight of stairs should not exceed the smallest by more than 3/8th of an inch.
2.6 Vegetation, Grading, Drainage.
Comments: Satisfactory Monitor
The general grading of the perimeter around the house's foundation appeared to be functional. Ideally, the grading should slope away from the house's foundation about 6 inches over the first 10 feet.    Some areas need extra fill to keep water and gritters out.
2.6 Item 1(Picture)
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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3.  Kitchen and Appliances
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
Styles & Materials
Dishwasher Brand:
FRIGIDAIRE
Disposer Brand:
BADGER
Exhaust/Range hood:
VENTED
Range/Oven:
MAYTAG
Anti tip device on oven/range:
No
Built in Microwave:
FRIGIDAIRE
Cabinetry:
Wood
Countertop:
Laminate
GFCI Prorection:
Counter receptacles are GFCI Protected
Items
3.0 Dishwasher
Comments: Satisfactory
3.1 Ranges/Ovens/Cooktops
Comments: Maintenance Repair
(1) The stove/cooktop's heating elements were checked for ON/OFF operation only. Each was functional at the time of the inspection. The installed oven was checked for ON/OFF operation only. This is not a guarantee that the oven will respond to all temperature settings. Most electric stoves/ovens have a typical life expectancy of 15-20 years.
3.1 Item 1(Picture)
(2) There was no anti tipping devices installed to prevent tipping if child or adult sits or stands on open oven door. This is a safety hazard and should be repaired as soon as possible.
3.1 Item 2(Picture)
3.1 Item 3(Picture)
3.2 Range Hood (s) venting
Comments: Satisfactory
3.3 Sink
Comments: Maintenance Repair
The spray nozzle is loose and should be repaired or replaced.
3.3 Item 1(Picture)
3.4 Food Waste Disposer
Comments: Satisfactory
3.5 Microwave Cooking Equipment
Comments: Satisfactory
3.6 Cabinets and counters
Comments: Satisfactory
3.7 GFCI
Comments: Satisfactory
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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4.  Interiors
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. The seal integrity of double-glazed windows and doors is beyond the scope of this inspection.
Styles & Materials
Smoke detectors:
Yes and tested
Carbon Monoxide Detector:
CO detectors in place
Ceiling Materials:
Plaster coated
Wall Material:
Plaster coated
Floor Covering(s):
Carpet
Vinyl
Interior Doors:
Raised panel
Wood
Window Types:
Single-hung
Window Manufacturer:
UNKNOWN
Finished basement:
Yes < 50%
Items
4.0 Ceilings
Comments: Maintenance Repair
(1) Minor settlement or movement cracks were observed in ceilings at some locations. Cracks were considered general maintenance and patching/paint recommended.
4.0 Item 1(Picture)
4.0 Item 2(Picture)
(2) Some nail pops were noticed in the second bedroom. 
4.0 Item 3(Picture)
4.1 Walls
Comments: Maintenance Repair
Minor settlement or movement cracks were observed in walls at some locations. Cracks were considered general maintenance and patching/paint recommended.
4.2 Floors
Comments: Satisfactory
4.3 Windows (representative number)
Comments: Satisfactory
4.4 Doors (representative number)
Comments: Satisfactory
4.5 Trim
Comments: Satisfactory
4.6 Steps, Stairways, Balconies and Railings
Comments: Satisfactory
4.7 Smoke Alarms
Comments: Satisfactory
Smoke detectors should be tested upon moving in to your home. It is recommended that you have a family fire drill with planning an escape route and meeting place. Wisconsin law requires every home be protected by smoke detectors. Smoke alarms should be installed in the following location on the ceiling or wall outside of each separate sleeping area in the vicinity of bedrooms;in each bedroom, as most fires occur during sleeping hours, in the basement, preferably on the ceiling near the basement stairs;in the garage, due to all the combustible materials commonly stored there; on the ceiling or on the wall with the top of the detector between 6 to 12 inches from the ceiling; and/or in each story within a building, including basements and cellars, but not crawlspaces or uninhabited attics.
4.7 Item 1(Picture)
4.8 Carbon Monoxide Detectors
Comments: Satisfactory
As of February 1, 2011 all single family and two-unit homes must install a CO alarm on every floor level, near sleeping areas. Existing homes may install any type of CO alarms; battery, plug-in, or combination smoke/CO devices. A carbon monoxide detector required under this section shall bear an Underwriters Laboratories, Inc. listing mark. Alarms do not need to be installed in the attic, garage or storage area of homes. MAINTENANCE Test alarms monthly. Replace alarms according to manufacturer instructions. Check batteries and replace twice a year. Alarms should never be disconnected or unplugged. Batteries should never be removed for other uses

All of the Carbon Monoxide detectors should be tested, especially at common hallway to bedrooms, upon moving in to home. A fire escape plan should be put into place.

4.8 Item 1(Picture)
4.9 Finish basement
Comments: Satisfactory Monitor
(1) The HVAC system, including the ductwork distribution, was likely designed to heat and cool the main floor of the house; therefore you may experience room temperatures outside your comfort zone and uneven air distribution in the finished basement area. Modifications or additions to the existing system may be needed depending upon how you utilize the basement. I recommend consulting with an experienced HVAC contractor before making any changes or improvement to the current system.
4.9 Item 1(Picture)
(2) Most of the walls in the finished basement were not visible due to covering. We did not inspect these areas for potential problems.
4.9 Item 2(Picture)
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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5.  Structural Components
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
Styles & Materials
Foundation:
Poured concrete
Floor Structure:
Engineered floor joists
Rim Joist:
Engineered wood
Columns or Piers:
Steel screw jacks
Roof Structure:
Engineered wood trusses
Roof-Type:
Hip
Ceiling Structure:
2X4
   
Items
5.0 Foundations and Basement
Comments: Satisfactory
5.1 Basement floor
Comments: Satisfactory
Cracks in concrete floors in basements and garages can occur at any time. Concrete floors often have typical settlement cracks or shrinkage cracks that occur as the concrete cures. The home owner should monitor these areas and make repairs as needed.
5.1 Item 1(Picture)
5.2 Porch
Comments: Satisfactory
5.3 Roof Structure
Comments: Satisfactory
5.4 Floor and rim joist
Comments: Maintenance Repair
All penetrations should be sealed.
5.4 Item 1(Picture)
5.5 Columns or Piers
Comments: Satisfactory
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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6.  Bathrooms
Styles & Materials
Shower Type:
Walkin
Bathtub type:
Shower over tub unit
Exhaust Fans:
Fan only
GFCI Protection:
Receptacles are GFCI Protected
Cabinetry:
Wood
Countertop:
Laminate
Items
6.0 Shower
Comments: Maintenance Repair
The walls above the shower in the master bath were discolored. No excess moisture detected.
6.0 Item 1(Picture)
6.1 Bathtub
Comments: Repair or Replace
The shower head was missing.
6.1 Item 1(Picture)
6.2 Sinks
Comments: Maintenance Repair
Consider repairing the holes under the sink where the plumbing enters the wall. Cosmetic and keep cooler basement air out.
6.2 Item 1(Picture)
6.3 Toilets
Comments: Maintenance Repair
The toilet pull plug in the water tank was broken and did not function as intended.  Repair
6.3 Item 1(Picture)
6.4 Exhaust ventilation
Comments: Satisfactory Monitor
(1) The Home Ventilating Institute recommends that a fan should be left on for 20 minutes or more to clear humidity adequately and to ensure moisture and condensation in the fan body or ducting is minimized. Each situation is different.  Find the amount of time that feels right to you. Suggest a timer on the fan switch.
6.4 Item 1(Picture)
(2) Could not operate the bathroom fan in the main bath there was no on/off switch. Maybe on sensor.  Ask seller.
6.4 Item 2(Picture)
6.5 Water pressure
Comments: Satisfactory
6.6 GFCI protection
Comments: Satisfactory
6.7 Counters and Cabinets (representative number)
Comments: Satisfactory
6.8 Bathroom floors
Comments: Satisfactory
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7.  Laundry Room
Styles & Materials
Dryer Vent:
Flexible Metal
Dryer Power Source:
220 Electric
4 Prong
 
Items
7.0 Washer
Comments: Not Accessible or Present
It is recommended that wash machine water supply lines be inspected on a regular basis. Washer and dryer not inspected or operated.

Upgrading to steel braided hoses is actually a good idea no matter where your washer is located (a flood on the first floor or basement is no fun either!).
7.1 Dryer
Comments: Not Accessible or Present
7.2 Dryer Vent
Comments: Repair or Replace
(1) The damper was dirty. Because we have no way of knowing when it was last cleaned, we suggest having the dryer vent cleaned as soon as possible.  The dryer vent needs to be cleaned yearly.
7.2 Item 1(Picture)
7.2 Item 2(Picture)
(2) The terminating end of the dryer vent is broken and should be replaced. At the terminating end of the exhaust duct (at the exterior wall),should have a backdraft damper. The hood opening should point downward and should be at least 12 inches above the ground if possible. No screen should be installed at the duct terminus. Flashing and caulk at the exterior wall penetration should be installed.
7.2 Item 3(Picture)
7.2 Item 4(Picture)
7.3 GFCI protection
Comments: Satisfactory
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8.  Electrical System
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
Styles & Materials
Electrical Service Conductors:
Below ground
Panel capacity:
200 AMP
Panel Type:
Circuit breakers
Electric Panel Manufacturer:
SQUARE D
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Romex
Items
8.0 Service Entrance Conductors
Comments: Satisfactory
8.1 Service and Distribution Panels
Comments: Satisfactory
The main disconnect (shut-off) is located in the main panel.
8.1 Item 1(Picture)
8.2 Grounding Equipment, Breakers
Comments: Satisfactory
8.3 Branch Circuit Conductors, nuetrals, grounds
Comments: Maintenance Repair
There are white neutral conductors used as a power supply (ungrounded conductors) in the panel. The white conductor within a cable can be used for the ungrounded conductor, if permanently re-identified by marking tape, painting, or other effective means at each location where the conductor is visible to indicate its use as an ungrounded conductor. Identification must encircle the insulation and must be a color other than white, gray, or green.
8.3 Item 1(Picture)
8.4 Receptacle and switches ( representative number of switches and receptacles located inside the house, garage, and the dwelling's exterior walls)
Comments: Satisfactory
8.5 GFCI (Ground Fault Circuit Interrupters) Kitchen, bath, garage and exterior
Comments: Satisfactory
8.6 AFCI (Arc Fault Circuit Interrupter)
Comments: Not Accessible or Present
AFCIs were developed in response to a need for equipment to sense when an arc fault was occurring. Studies of building fires had attributed many electrical faults to an arcing type, which were igniting flammable materials within the building structure. We highly recommend AFCI’s particularly in houses with older wiring, or where wiring modifications are a cause for concern. Work should be done by a licensed electrical contractor.
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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9.  Heating / Air Conditioning
The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
Styles & Materials
Heat Type:
Forced Air
Age of furnace:
1-5
Energy Source:
Natural gas
Heat System Brand:
GUARDIAN
Filter Type:
Disposable
Filter Size:
16x25
Cooling Equipment Type:
Air conditioner unit
Age of Central air:
1-5
Cooling Equipment Energy Source:
Electricity
Central Air Manufacturer:
GOODMAN
Number of AC Only Units:
One
Ductwork:
Non-insulated
Types of Fireplaces:
Vented gas logs
   
Items
9.0 Heating Equipment
Comments: Repair or Replace
Signs of condensation in the furnace. Recommend having the system inspected, cleaned and serviced by a professional HVAC technician prior to closing, with the details of the service call noted clearly on a tag placed in a convenient location near the unit.
9.0 Item 1(Picture)
9.0 Item 2(Picture)
9.1 Distribution Systems (including fans, ducts and piping, insulation, air filters).
Comments: Satisfactory Monitor
The disposable filter is clogged and is dirty. The filter needs to be replaced. Change filter as part of the HVAC regular maintenance schedule. 
9.1 Item 1(Picture)
9.2 Main Fuel Shut-off (Describe Location)
Comments: Satisfactory
The main fuel shut off is at gas meter outside
9.2 Item 1(Picture)
9.3 Normal Operating Controls
Comments: Satisfactory
9.4 Automatic Safety Controls
Comments: Satisfactory
9.5 Central Air Conditioning
Comments: Not Accessible or Present
(1) The A/C was not tested for proper operation due to the outside air temperature is 65 degrees or less.The compressor can be irreparably damaged if the unit is switched on at low temperatures.We did not inspect this unit(s).
9.5 Item 1(Picture)
(2) Keep AC unit level.
9.5 Item 2(Picture)
9.6 Normal Operating Controls
Comments: Not Accessible or Present
9.7 Presence of supply and return in each Room
Comments: Satisfactory
9.8 Presence of Installed Cooling Source in Each Room
Comments: Satisfactory
9.9 Fresh air intake
Comments: Repair or Replace
The Fresh air intake vent cover is broken and should be replaced.
9.9 Item 1(Picture)
9.10 Gas/LP Firelogs and Fireplaces
Comments: Satisfactory
FYI
9.10 Item 1(Picture)
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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10.  Plumbing System
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
Styles & Materials
Water Source:
Public
Waste System:
Public
Plumbing Waste:
PVC
Plumbing Water Distribution (inside home):
Copper
Plumbing at foundation:
PVC
Access to plumbing in Bathroom:
No access to bathtub or shower plumbing
Washer Drain Size:
2" Diameter
Water Heater Power Source:
Natural Gas
Water Heater Capacity:
40 Gallon (1-2 people)
Age of Hot water heater:
1-5
Manufacturer:
BRADFORD-WHITE
Water Heater Location:
Basement
Items
10.0 Plumbing Drain, Waste and Vent Systems
Comments: Satisfactory
10.1 Plumbing Water Supply, Distribution System and Fixtures
Comments: Satisfactory
A standard hose faucet freezes because the supply pipe connect to the faucet outside the heated house. This exposes the water to freezing temperatures. A freeze proof faucet, ranging from 4 to 24 inches in length, extends back into the house, and its valve seat—where the water stops when the faucet is off—is all the way inside. So once the handle is turned off outside, the water never makes it farther than the warm side of the wall; any water trapped in between just drains out the faucet.
10.1 Item 1(Picture)
10.2 Main Water Shut-off Device (Describe location)
Comments: Satisfactory
The main shut off is located in the basement.
10.2 Item 1(Picture)
10.3 Water heater
Comments: Repair or Replace
(1) The temperature of the hot water exceeds the safe temperature of 120 degrees.  Anything over 120 is considered a safety issue and should be repaired.
10.3 Item 1(Picture)
(2) The gas and water shutoffs for your information. 
10.3 Item 2(Picture)
10.3 Item 3(Picture)
(3) The lifespan of water heaters depends upon the following:- The quality of the water heater- The chemical composition of the water- The long-term water temperature settings- The quality and frequency of past and future maintenance
10.3 Item 4(Picture)
10.4 Hot Water Systems, Controls, Chimneys, Flues and Vents
Comments: Satisfactory
10.5 Sump Pump
Comments: Satisfactory
Sump Pump was a sealed unit and could not be tested.
10.5 Item 1(Picture)
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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11.  Attic, Insulation and Ventilation
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
Styles & Materials
Attic access:
Scuttle hole in house
Garage scuttle
Method used to observe attic:
Walked
Attic Insulation:
> R-30
Roof Structure:
Engineered wood trusses
Attic Ventilation:
Ridge vents
Soffit Vents
Exhaust Fans:
Fan only
Items
11.0 Scuttle cover
Comments: Satisfactory Monitor
Scuttle in the master bedroom closet was insulated. Make sure it is sealed properly to keep warm air out of attic. 
11.0 Item 1(Picture)
11.1 Attic area
Comments: Satisfactory
We do not attempt to fully travel an attic where there is no solid walkway or standard flooring designed for normal walking; if walking the attic in the inspectors opinion could be unsafe for himself or possibly damage the ceiling below; or if his movement is restricted by air ducts or if his path is obscured by insulation covering the joists or truss chords. In such cases we will examine the visible attic cavity as best we can from the access hatch OR just inside the hatch, with no commentary or evaluations made of any areas not readily viewed from the hatch area.
11.1 Item 1(Picture)
11.2 Attic Insulation
Comments: Satisfactory
11.3 Attic Ventilation
Comments: Satisfactory
11.4 Insulation in Rim Joist and Foundation
Comments: Satisfactory
The rim joist were insulated with spray foam.
11.4 Item 1(Picture)
11.5 Radon Mitigation
Comments: Satisfactory
(1) At the time of the inspection the property was equipped with radon mitigation equipment. The gauges were operating at the proper levels and the fan was operating. Could not determine if the house had safe Radon levels without performing radon test. 
11.5 Item 1(Picture)
(2) The red liquid should never be equal. 
11.5 Item 2(Picture)
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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12.  Garage
Styles & Materials
Garage Door Type:
Two stall automatic
One stall manual
Garage Door Material:
Metal
Auto-opener Manufacturer:
LIFT-MASTER
Heated Garage:
No
Insulated:
Yes
R-19
Garage:
Attached
Attic access in garage:
Yes
   
Items
12.0 Door (garage service door)
Comments: Satisfactory
12.1 Garage Door (s)
Comments: Satisfactory
12.2 Garage Door Operators
Comments: Repair or Replace
(1) The electronic safety sensors on each side of the garage door exceed the maximum 6 inch height. Objects in the doors closing path may not trip the sensors. We suggest for safety you lower them to the manufactures recommended height.
12.2 Item 1(Picture)
(2) Electric eye safety device(s) on the garage door functioned properly. However, the garage door did not reverse when met with resistance. Doors that do not reverse when met with resistance are dangerous. A qualified contractor should inspect and repair as needed.
12.2 Item 2(Picture)
12.3 Garage Door Manuel Operation
Comments: Satisfactory
A properly operating garage door will be "balanced." This means that the door will stay in place when stopped in any partially‐open position. A severely unbalanced garage door could unexpectedly crash to the floor possibly striking someone under the open door. If doors are not  balanced," or if they bind or stick, they should be serviced by a professional.
12.4 Garage Walls and Ceilings
Comments: Satisfactory
The living space is separated from the garage by a separation-wall that extends from the floor to the roof or if the wall and ceiling material within the garage is fire-rated, taped and sealed, the separation-wall can terminate at the ceiling. In garages that have access to the attic, a hatch cover made from an approved, fire-rated material should protect this access at all times along with hardware to maintain it in a closed position.
12.5 Garage Floor
Comments: Satisfactory
12.6 Scuttle cover
Comments: Repair or Replace
The garage was insulated and the scuttle door was insulated. There were no eyes for the hooks on the scuttle cover in the garage the scuttle door should be mechanically latched for fire protection.
12.7 Garage Insulation
Comments: Satisfactory
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13.  InterNACHI Buy Back Program
Items
13.0 This home is included in our Buy Back Program
Comments:
If I miss anything, we'll buy your home back. And now for the “fine print”: •   Honored for 90 days after closing.•  Valid for home inspections performed by ‘Home Inspect Pros’ an InterNACHI member.•  We'll pay you whatever price you paid for the home. •   The home must be listed with a licensed real estate agent.•  Excludes homes with material defects not present at the time of the inspection, or not required to be inspected per InterNACHI's Residential Standards of Practice.
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General Summary


Home Inspect Pros

De Pere Wi 54115
920-639-7260

Customer
Your Home

Address
Welcome Home
Green Bay WI 54313

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1.  Roofing
1.0   Roof Coverings  
  Maintenance Repair  
(2) Roofing nails were observed to be backing out of and popping through the shingle tabs and exposed nail heads were noted in several areas.  These are water-entry points and should be repaired/sealed by a qualified roofer.
1.0 Item 1(Picture)
1.0 Item 2(Picture)
1.0 Item 3(Picture)
1.0 Item 4(Picture)
 
1.1   Roof Penetrations  
  Maintenance Repair  
(1) The plumbing vent pipes and chimney need caulking or tar around the perimeter of shingles and boot. You should be diligent in maintaining this sealant in the future to avoid damage from moisture intrusion.
1.1 Item 1(Picture)
1.1 Item 2(Picture)
1.1 Item 3(Picture)
 
(2) Nails heads on the flashing should be sealed.
1.1 Item 4(Picture)
1.1 Item 5(Picture)
 

2.  Exterior
2.0   Siding Flashing and Trim  
  Maintenance Repair  
(1) Could not find any weep holes in the brick front.  Consider drilling weep holes into the brick. There are some high weep holes but none lower to allow water to drain.
2.0 Item 1(Picture)
2.0 Item 2(Picture)
 
(2) There are some cracks in the joints of the brick maintain and seal to prevent water infiltration. 
2.0 Item 3(Picture)
 
(3) Penetrations and gaps in the dwelling envelope, which are sources of air leakage, should be sealed with durable caulking materials,as part of an annual maintenance program.
2.0 Item 4(Picture)
2.0 Item 5(Picture)
 
(4) Trim was damaged possibly by weed eater.
2.0 Item 6(Picture)
 
2.1   Eaves, Soffits and Fascias  
  Maintenance Repair  
Bathroom exhaust vents installed on the soffit will add moisture on soffits.Vents should be on solid unvented soffits to keep moisture from traveling into attic. May cause icing in winter. Monitor and maintain.
2.1 Item 1(Picture)
2.1 Item 2(Picture)
 
2.2   Doors (Exterior)  
  Satisfactory  
Door locks should be re-keyed as soon as possible for your safety. All exit doors should be openable from the interior without the use of a key.
2.3   Windows  
  Maintenance Repair  
Large window wells along the foundation should be covered to prevent a possible fall or injury or pest or water getting into .
2.3 Item 1(Picture)
 
2.4   Driveways, Walkways.  
  Repair or Replace  
(1) The concrete on the apron of the driveway has spalled and should be replaced.Spalling concrete is concrete that has broken up, flaked, or become pitted. This is usually the result of a combination of poor installation and environmental factors that stress the concrete, causing it to become damaged. On a low level, it can be purely cosmetic in nature, but it can also result in structural damage, such as damage to reinforcing bars positioned inside the concrete.
2.4 Item 1(Picture)
2.4 Item 2(Picture)
 
(2) Maintain a seal between concrete section to keep water out. 
2.4 Item 3(Picture)
2.4 Item 4(Picture)
2.4 Item 5(Picture)
 
(3) The remainder of the driveway is spalled, but not as severe. Spalled concrete maybe caused by poor finishing and the use of water on the surface to aid in the finishing process. Excess water and overfinishing create a weak surface that can't handle freeze-thaw expansion and contraction. Sealers are a great way to protect concrete from spalling deterioration. A good-quality sealer designed for use on exterior concrete will help minimize water saturation and protect against salt damage. Even with a good sealer, the concrete itself remains the most important component in avoiding spalling. Spalled concrete should be monitored, repaired or replaced as necessary.
2.4 Item 6(Picture)
2.4 Item 7(Picture)
 
2.5   Patio, Stoops, Exterior steps and Railings  
  Maintenance Repair  
Steps from patio door are temporary should be secured and redone so all the steps are equal.     The minimum riser height is 4 inches, and the maximum is 8 inches. The minimum tread depth is 9 inches. The greatest riser height within any flight of stairs should not exceed the smallest by more than 3/8th of an inch.

3.  Kitchen and Appliances
3.1   Ranges/Ovens/Cooktops  
  Maintenance Repair  
(1) The stove/cooktop's heating elements were checked for ON/OFF operation only. Each was functional at the time of the inspection. The installed oven was checked for ON/OFF operation only. This is not a guarantee that the oven will respond to all temperature settings. Most electric stoves/ovens have a typical life expectancy of 15-20 years.
3.1 Item 1(Picture)
 
(2) There was no anti tipping devices installed to prevent tipping if child or adult sits or stands on open oven door. This is a safety hazard and should be repaired as soon as possible.
3.1 Item 2(Picture)
3.1 Item 3(Picture)
 
3.3   Sink  
  Maintenance Repair  
The spray nozzle is loose and should be repaired or replaced.
3.3 Item 1(Picture)
 

4.  Interiors
4.0   Ceilings  
  Maintenance Repair  
(1) Minor settlement or movement cracks were observed in ceilings at some locations. Cracks were considered general maintenance and patching/paint recommended.
4.0 Item 1(Picture)
4.0 Item 2(Picture)
 
(2) Some nail pops were noticed in the second bedroom. 
4.0 Item 3(Picture)
 
4.1   Walls  
  Maintenance Repair  
Minor settlement or movement cracks were observed in walls at some locations. Cracks were considered general maintenance and patching/paint recommended.
4.7   Smoke Alarms  
  Satisfactory  
Smoke detectors should be tested upon moving in to your home. It is recommended that you have a family fire drill with planning an escape route and meeting place. Wisconsin law requires every home be protected by smoke detectors. Smoke alarms should be installed in the following location on the ceiling or wall outside of each separate sleeping area in the vicinity of bedrooms;in each bedroom, as most fires occur during sleeping hours, in the basement, preferably on the ceiling near the basement stairs;in the garage, due to all the combustible materials commonly stored there; on the ceiling or on the wall with the top of the detector between 6 to 12 inches from the ceiling; and/or in each story within a building, including basements and cellars, but not crawlspaces or uninhabited attics.
4.7 Item 1(Picture)
 
4.8   Carbon Monoxide Detectors  
  Satisfactory  
As of February 1, 2011 all single family and two-unit homes must install a CO alarm on every floor level, near sleeping areas. Existing homes may install any type of CO alarms; battery, plug-in, or combination smoke/CO devices. A carbon monoxide detector required under this section shall bear an Underwriters Laboratories, Inc. listing mark. Alarms do not need to be installed in the attic, garage or storage area of homes. MAINTENANCE Test alarms monthly. Replace alarms according to manufacturer instructions. Check batteries and replace twice a year. Alarms should never be disconnected or unplugged. Batteries should never be removed for other uses

All of the Carbon Monoxide detectors should be tested, especially at common hallway to bedrooms, upon moving in to home. A fire escape plan should be put into place.

4.8 Item 1(Picture)
 

5.  Structural Components
5.4   Floor and rim joist  
  Maintenance Repair  
All penetrations should be sealed.
5.4 Item 1(Picture)
 

6.  Bathrooms
6.0   Shower  
  Maintenance Repair  
The walls above the shower in the master bath were discolored. No excess moisture detected.
6.0 Item 1(Picture)
 
6.1   Bathtub  
  Repair or Replace  
The shower head was missing.
6.1 Item 1(Picture)
 
6.2   Sinks  
  Maintenance Repair  
Consider repairing the holes under the sink where the plumbing enters the wall. Cosmetic and keep cooler basement air out.
6.2 Item 1(Picture)
 
6.3   Toilets  
  Maintenance Repair  
The toilet pull plug in the water tank was broken and did not function as intended.  Repair
6.3 Item 1(Picture)
 

7.  Laundry Room
7.2   Dryer Vent  
  Repair or Replace  
(1) The damper was dirty. Because we have no way of knowing when it was last cleaned, we suggest having the dryer vent cleaned as soon as possible.  The dryer vent needs to be cleaned yearly.
7.2 Item 1(Picture)
7.2 Item 2(Picture)
 
(2) The terminating end of the dryer vent is broken and should be replaced. At the terminating end of the exhaust duct (at the exterior wall),should have a backdraft damper. The hood opening should point downward and should be at least 12 inches above the ground if possible. No screen should be installed at the duct terminus. Flashing and caulk at the exterior wall penetration should be installed.
7.2 Item 3(Picture)
7.2 Item 4(Picture)
 

8.  Electrical System
8.3   Branch Circuit Conductors, nuetrals, grounds  
  Maintenance Repair  
There are white neutral conductors used as a power supply (ungrounded conductors) in the panel. The white conductor within a cable can be used for the ungrounded conductor, if permanently re-identified by marking tape, painting, or other effective means at each location where the conductor is visible to indicate its use as an ungrounded conductor. Identification must encircle the insulation and must be a color other than white, gray, or green.
8.3 Item 1(Picture)
 

9.  Heating / Air Conditioning
9.0   Heating Equipment  
  Repair or Replace  
Signs of condensation in the furnace. Recommend having the system inspected, cleaned and serviced by a professional HVAC technician prior to closing, with the details of the service call noted clearly on a tag placed in a convenient location near the unit.
9.0 Item 1(Picture)
9.0 Item 2(Picture)
 
9.5   Central Air Conditioning  
  Not Accessible or Present  
(1) The A/C was not tested for proper operation due to the outside air temperature is 65 degrees or less.The compressor can be irreparably damaged if the unit is switched on at low temperatures.We did not inspect this unit(s).
9.5 Item 1(Picture)
 
(2) Keep AC unit level.
9.5 Item 2(Picture)
 
9.9   Fresh air intake  
  Repair or Replace  
The Fresh air intake vent cover is broken and should be replaced.
9.9 Item 1(Picture)
 

10.  Plumbing System
10.3   Water heater  
  Repair or Replace  
(1) The temperature of the hot water exceeds the safe temperature of 120 degrees.  Anything over 120 is considered a safety issue and should be repaired.
10.3 Item 1(Picture)
 

12.  Garage
12.2   Garage Door Operators  
  Repair or Replace  
(1) The electronic safety sensors on each side of the garage door exceed the maximum 6 inch height. Objects in the doors closing path may not trip the sensors. We suggest for safety you lower them to the manufactures recommended height.
12.2 Item 1(Picture)
 
(2) Electric eye safety device(s) on the garage door functioned properly. However, the garage door did not reverse when met with resistance. Doors that do not reverse when met with resistance are dangerous. A qualified contractor should inspect and repair as needed.
12.2 Item 2(Picture)
 
12.6   Scuttle cover  
  Repair or Replace  
The garage was insulated and the scuttle door was insulated. There were no eyes for the hooks on the scuttle cover in the garage the scuttle door should be mechanically latched for fire protection.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


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Monitor


Home Inspect Pros

De Pere Wi 54115
920-639-7260

Customer
Your Home

Address
Welcome Home
Green Bay WI 54313

1.  Roofing
1.0   Roof Coverings  
  Maintenance Repair  
(1) This inspection is not a warranty against future roof leaks. Even a roof that appears to be in good, functional condition may leak under certain circumstances.  Inspector does not take responsibility for a roof leak that happens in the future. This inspection is not a warranty or guarantee of the condition of the roof system. The roof's age cannot be determined by the inspector.

2.  Exterior
2.4   Driveways, Walkways.  
  Repair or Replace  
(4) Cracks in concrete can occur at any time. Concrete driveways and walkways often have typical settlement cracks or shrinkage cracks that occur as the concrete cures. The home owner should monitor these areas and make repairs as needed.
2.4 Item 8(Picture)
2.4 Item 9(Picture)
2.4 Item 10(Picture)
 
2.6   Vegetation, Grading, Drainage.  
  Satisfactory Monitor  
The general grading of the perimeter around the house's foundation appeared to be functional. Ideally, the grading should slope away from the house's foundation about 6 inches over the first 10 feet.    Some areas need extra fill to keep water and gritters out.
2.6 Item 1(Picture)
 

4.  Interiors
4.9   Finish basement  
  Satisfactory Monitor  
(1) The HVAC system, including the ductwork distribution, was likely designed to heat and cool the main floor of the house; therefore you may experience room temperatures outside your comfort zone and uneven air distribution in the finished basement area. Modifications or additions to the existing system may be needed depending upon how you utilize the basement. I recommend consulting with an experienced HVAC contractor before making any changes or improvement to the current system.
4.9 Item 1(Picture)
 
(2) Most of the walls in the finished basement were not visible due to covering. We did not inspect these areas for potential problems.
4.9 Item 2(Picture)
 

6.  Bathrooms
6.4   Exhaust ventilation  
  Satisfactory Monitor  
(1) The Home Ventilating Institute recommends that a fan should be left on for 20 minutes or more to clear humidity adequately and to ensure moisture and condensation in the fan body or ducting is minimized. Each situation is different.  Find the amount of time that feels right to you. Suggest a timer on the fan switch.
6.4 Item 1(Picture)
 
(2) Could not operate the bathroom fan in the main bath there was no on/off switch. Maybe on sensor.  Ask seller.
6.4 Item 2(Picture)
 

8.  Electrical System
8.6   AFCI (Arc Fault Circuit Interrupter)  
  Not Accessible or Present  
AFCIs were developed in response to a need for equipment to sense when an arc fault was occurring. Studies of building fires had attributed many electrical faults to an arcing type, which were igniting flammable materials within the building structure. We highly recommend AFCI’s particularly in houses with older wiring, or where wiring modifications are a cause for concern. Work should be done by a licensed electrical contractor.

9.  Heating / Air Conditioning
9.1   Distribution Systems (including fans, ducts and piping, insulation, air filters).  
  Satisfactory Monitor  
The disposable filter is clogged and is dirty. The filter needs to be replaced. Change filter as part of the HVAC regular maintenance schedule. 
9.1 Item 1(Picture)
 

10.  Plumbing System
10.3   Water heater  
  Repair or Replace  
(2) The gas and water shutoffs for your information. 
10.3 Item 2(Picture)
10.3 Item 3(Picture)
 
(3) The lifespan of water heaters depends upon the following:- The quality of the water heater- The chemical composition of the water- The long-term water temperature settings- The quality and frequency of past and future maintenance
10.3 Item 4(Picture)
 

11.  Attic, Insulation and Ventilation
11.0   Scuttle cover  
  Satisfactory Monitor  
Scuttle in the master bedroom closet was insulated. Make sure it is sealed properly to keep warm air out of attic. 
11.0 Item 1(Picture)
 
11.1   Attic area  
  Satisfactory  
We do not attempt to fully travel an attic where there is no solid walkway or standard flooring designed for normal walking; if walking the attic in the inspectors opinion could be unsafe for himself or possibly damage the ceiling below; or if his movement is restricted by air ducts or if his path is obscured by insulation covering the joists or truss chords. In such cases we will examine the visible attic cavity as best we can from the access hatch OR just inside the hatch, with no commentary or evaluations made of any areas not readily viewed from the hatch area.
11.1 Item 1(Picture)
 


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