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InspectionReportprovidedby:

Bluegrass Home Inspections Inspector: Curtis Ballinger

Bluegrass Home Inspections 3825 Sheryl Dr. Milan MI 48160 734-9049028

PropertyAddress:

Report Information

Client Information

Client Name

Client Phone (

Property Information

Approximate Year Built 1958

Approximate Square Footage 1639

Number of Bedroom 3

Number of Bath 2

Direction House Faces North

Inspection Information

Inspection Date 9-2-2016

Inspection Time 10 am

Weather Conditions Partly Cloudy

Outside Temperature 70

Price for Inspection $250.00

REPORT SUMMARY PAGE

The This is only a summary of the inspection report and is not a complete list of discrepancies.

Comment Condition# Section

Bluegrass Home Inspections

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AS = Appears Serviceable R = Repair S = Safety NI = Not Inspected

Bluegrass Home Inspections 1 Grounds

1 Grounds

Grading

Grading Slope The site is slightly sloped.

1) Grading Conditions R Minor re-grading near the foundation was observed. We recommend re-grading to assure all water drains away from the home's foundation. Failure to re-grade low-lying areas at the foundation can cause water seepage under slabs, into the basement / crawlspace, and / or cracks or movement in the foundation.

Driveways - Sidewalks - Walkways

Driveway Material Asphalt

2) Driveway Conditions AS The driveway appeared to be in serviceable condition at the time of the inspection.

Sidewalk Material Concrete Pavers Concrete

3) Sidewalk Conditions AS Deterioration and some settlement was observed at the sidewalk in the front of the home.

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Bluegrass Home Inspections 1 Grounds

Retaining Wall

Retaining Wall Material Block

4) Retaining Wall Conditions AS The visible and accessible portions of the retaining walls appeared to be in serviceable condition at the time of the inspection.

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Bluegrass Home Inspections 2 Exterior

2 Exterior

Front - Back Entrance

Front Entrance Type Covered Patio

5) Front Entrance Conditions R Substantial cracks and / or settlement were observed in the patio. Brick face has front patio in need of tuck pointing. It is suggested that a "Licensed Masonry Contractor" be contacted for further evaluation and repair.

Back Entrance Type Covered Porch

6) Back Entrance Conditions AS The visible and accessible areas of the deck appeared to be in serviceable condition at the time of the inspection.

Exterior Walls

Structure Type Brick

Exterior Wall Covering The visible and accessible areas of the exterior siding material are vinyl. The visible and accessible areas of the exterior siding material are brick.

7) Exterior Wall Conditions R Vegetation was in contact with the exterior walls. The vegetation should be trimmed away 1 - 2 feet from the wall. The exterior walls were not fully visible due to overgrown vegetation. Large tree or trees were too close at the of the house. These trees may need to be removed to reduce the possibility of damage to the foundation, siding, and / or roof.

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Common cracks were found in the exterior walls. Recommend Tuck pointing to reduce the possibility of water penetration.

Exterior Windows - Doors

Window Type Double Hung, Sliding

Window Material Vinyl

8) Window Conditions R The window caulking, putty and glazing compound was cracking with some deterioration observed. Exterior portion of windows has failed or missing caulk. It is suggested that a "Licensed General Contractor" be contacted for further evaluation and repair.

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9) Exterior Door Conditions AS The door(s) appeared to be in serviceable condition at the time of the inspection.

Exterior Water Faucet(s)

Faucet Location South side of home. East side of home.

10) Faucet Conditions AS The hose faucets appeared to be in serviceable condition at the time of the inspection. These should be drained prior to freezing temperatures. Recommend installing freeze proof hose bib to prevent any damage from freezing tempatures

Chimney

11) Chimney Conditions R The chimney showed signs of settlement cracks and or separations. The chimney and / or flue did not have a rain cap installed. Recommend a cap be installed during normal chimney maintenance. Sealing is needed between the chimney and the wall. Water penetration may have occurred. Further evaluation would require the removal of siding, which is not performed as part of our inspection. Chimeny flashing is in poor condition.It is suggested that a "Licensed Roofing Contractor" be contacted for further evaluation and repair.

Electrical Exterior outlet missing cover on south side of home. Exterior outlet on south porch wired improperly. It is suggested that a "Licensed Electrical Contractor" be contacted for further evaluation and repair.

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Bluegrass Home Inspections 3 Roofing

3 Roofing

Roof Covering

Method of Inspection The roof was inspected by walking the safe and accessible areas.

Roof Style Combination of gable and hip.

Roof Covering Material Asphalt composition shingles. Metal

Number of Layers One

12) Roof Covering Condition AS The roof covering shows normal wear for its age and appeared to be in serviceable condition at the time of the inspection.

13) Flashing Conditions R Separations were observed in the exposed flashing at the chimney or flue. Sealing / repair is needed. Recommend further evaluation and repair as needed by a qualified / licensed contractor.

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14) Gutter & Downspout Conditions

R Recommend gutter downspouts be extended and routed away from the building for proper drainage. Water seepage into crawl spaces, basements and under foundations can be caused by inadequate removal of rainwater from the perimeter of the house.

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Eave Troughs Over hanging trees should be trimmed to prevent clogs and poor drainage

Attic Area

Attic Access The attic access was located at . Hallway

Method of Inspection The attic inspection was limited to those areas visible from the access.

Roof Frame Type The roof framing is constructed with rafter framing.

15) Attic Conditions AS The powered ventilation fan was operational at the time of the inspection. This does not however guarantee future conditions. The visible and accessible portions of the attic appeared to be in serviceable condition at the time of the inspection.

Attic Ventilation Type Soffit vents

Attic Insulation Type Batt Insulation Loose fill

16) Attic Insulation Conditions AS The attic has minimal amount of fiberglass batt insulation. The approximate depth of the insulation is 3 1/2 inches. Additional insulation should be considered. The attic has blown-in insulation. The approximate depth of the insulation is 6 +/- inches. Additional insulation should be considered at some point.

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Bluegrass Home Inspections 4 Heating - Air

4 Heating - Air

Heating

Location of Unit Basement

Heating Type Forced Air

Energy Source Natural Gas

Approximate BTU Rating 100,000

17) Unit Conditions R Heating system did not respond to normal controls.

Distribution Type The visible areas of the heat distribution system is ductwork with registers.

18) Distribution Conditions AS The visible and accessible areas of the distribution system appeared to be in serviceable condition at the time of inspection.

19) Ventilation Conditions AS The older heating unit has been replaced with a newer higher efficiency unit. In most cases, the flue lining within the original chimney is too large for the newer systems. Condensation and corrosion can develop within the flue. Client should consult a heating contractor concerning installation of a proper size flue sleeve within the chimney.

20) Thermostat Condition AS The normal operating controls appeared to be serviceable at the time of the inspection.

Air Condition - Cooling

Type of Cooling System Split system

AC Unit Power 120V

21) AC Unit Conditions R The A/C unit was not operable at the time of inspection. Recommend further evaluation by a qualified HVAC contractor prior to close.

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Bluegrass Home Inspections 5 Electrical

5 Electrical

Service Drop - Weatherhead

Electrical Service Type The electrical service is overhead.

Electrical Service Material Aluminum

Number of Conductors Two

22) Electrical Service Conditions AS The main service entry appeared to be in serviceable condition at the time of inspection.

Main Electrical Panel

Main Disconnect Location At Main Panel

Electric Panel Location The main electric panel is located at the basement.

Panel Amperage Rating The electrical capacity of main breaker was listed / labeled as 150 amps.

Circuit Protection Type Breakers

23) Wiring Methods S Plastic insulated (romex) type wire is present. Some cloth covered wire insulation was present. Although installation and usage of this wiring was typical at the time of installation, today's construction no longer uses this out dated wire insulation. Client is advised to consult with a licensed electrician for further information. All bedrooms and hallway electrical recpticles showed open ground when tested. It is suggested that a "Licensed Electrical Contractor" be contacted for further evaluation and repair.

24) Electrical Panel Conditions AS The main panel appeared to be in serviceable condition at the time of the inspection.

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Bluegrass Home Inspections 6 Plumbing

6 Plumbing

Water Main Line

Main Shutoff Location The main valve is located at the basement.

Main Line Material The visible material of the main line / pipe appears to be plastic.

25) Main Line & Valve Conditions AS The domestic water appears to be supplied by a private well system. Sub-surface or concealed components are outside the scope of this inspection. A water test is advised. Pressure tank was leaking at the time of the inspection. Standing water was noticed.It is suggested that a "Licensed Plumbing Contractor" be contacted for further evaluation and repair.

Water Supply Lines

Supply Line Material The visible material used for the supply lines is copper.

26) Supply Line Conditions R The solder or pipe joints had a small amount of corrosion. Minor corrosion on fittings in bathroom, basement and crawlspace was observed.

Drain - Waste Lines

Drain Line Material The visible portions of the waste lines are plastic.

27) Drain Line Conditions AS The visible portions of the waste lines appeared to be in serviceable condition at the time of inspection. All of the

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Bluegrass Home Inspections 6 Plumbing

waste lines were not fully visible or accessible at the time of the inspection. A septic system appears to be present at the property. Septic system testing and evaluation are outside the scope of this inspection. Client is advised to consult with a licensed plumber or licensed septic certification specialist for evaluation and testing prior to close.

Water Heater(s)

Water Heater Type Natural Gas

Water Heater Location Basement

Water Heater Capacity 40 Gallon

28) Water Heater Conditions NI The water heater was off at the time of inspection. Recommend unit be powered a few days prior to close and tested for operation.

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Bluegrass Home Inspections 7 Interiors

7 Interiors

Walls - Ceilings - Floors

29) Wall Conditions AS The general condition of the walls appeared to be in serviceable condition at the time of the inspection.

30) Ceiling Conditions AS The general condition of the ceilings appeared to be in serviceable condition at the time of the inspection.

31) Floor Conditions AS The general condition of the visible and accessible portions of the floors appeared to be in serviceable condition at the time of the inspection.

Windows - Doors

32) Interior Window Conditions AS The sample of windows tested were operational at the time of the inspection.

33) Interior Door Conditions AS The interior doors appeared to be in serviceable condition at the time of the inspection.

Electrical Conditions

34) Electrical Conditions S Unprofessional wiring was observed. Recommend further evaluation and repair as needed by a licensed electrician.

35) Lighting Conditions AS All lighting functional at the time of the inspection

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Bluegrass Home Inspections 7 Interiors

36) Ceiling Fan Conditions AS The ceiling fan(s) were operational at the time of the inspection. Mounting hardware of fans, light fixtures, and / or chandeliers was not visible or accessible for inspection.

37) Smoke Detector Conditions S A smoke detector was missing in each bedroom.

Fireplace

Fireplace Location A fireplace is located at the family room. A fireplace is located at the living room.

Fireplace materials The fireplace is mason built.

38) Fireplace Conditions AS The general condition of the visible and accessible areas of the fireplace appeared to be in serviceable condition at the time of the inspection. Recommend chimney flue cleaning by a chimney sweep specialist. Creosote can accumulate and become a fire hazard if the fireplace and flue are not cleaned regularly.

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Bluegrass Home Inspections 8 Kitchen

8 Kitchen





Windows - Doors

42) Kitchen Window Conditions AS The sample of windows tested were operational at the time of the inspection.

43) Kitchen Door Conditions AS The interior doors appeared to be in serviceable condition at the time of the inspection.


44) Electrical Conditions AS All outlets in kitchen area tested were operational at the time of the inspection.

45) Lighting Conditions AS All lights tested were operatonal at the time of the inspection.

Kitchen Sink - Counter tops - Cabinets

46) Counter Conditions AS The visible portion kitchen counters appeared to be in serviceable condition at the time of the inspection.

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47) Cabinet Conditions AS The kitchen cabinets appeared to be in serviceable condition at the time of inspection. The kitchen cabinets showed evidence of minor wear.

48) Sink Plumbing Conditions AS The kitchen sink appeared to be in serviceable condition at the time of the inspection. The faucet appeared to be in serviceable condition at the time of the inspection. The visible areas of the plumbing under the kitchen sink appeared to be in serviceable condition at the time of the inspection.

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49) Garbage Disposal Condition AS The sink disposal was operable at the time of the inspection. Client should consult a licensed plumber, manufacturer, or disposal supply company for information on proper usage and safety related concerns.

Appliances

Stove - Range Type The range is electric. The oven is electric.

50) Stove - Range Condition AS The oven was in operational condition at the time of the inspection. This does not however guarantee future conditions after the time of inspection.

51) Hood Fan Conditions AS The fan / hood and light were in operational condition at the time of the inspection.

52) Dishwasher Conditions AS The dishwasher appeared to be in serviceable condition at the time of the inspection. This does not however guarantee future performance or conditions.

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Bluegrass Home Inspections 9 Bath(s)

9 Bath(s)





Windows - Doors

56) Bathroom Window Conditions AS The sample of windows tested were operational at the time of the inspection.

57) Bathroom Door Conditions AS The interior doors appeared to be in serviceable condition at the time of the inspection.


58) Electrical Conditions S GFIC (Ground Fault Interrupter Circuit) receptacle circuit (a safety device for outlets near water) recommended at counter

59) Lighting Conditions AS Interior non - water resistant light fixture was installed above the shower or tub. This is a safety hazard. Recommend relocation.

60) Vent Fan Conditions AS Proper operation and venting of bathroom fans was observed at the time of the inspection

Bathroom Sink

61) Counter - Cabinet Conditions AS mild staining was observed at the time of the inspection. No active leaking was observed.

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Bluegrass Home Inspections 9 Bath(s)

62) Sink Conditions AS The sink appeared to be in serviceable condition at the time of inspection in bath

Shower - Tub - Toilet

63) Shower - Tub Conditions AS The bathtub, faucet, and drains appeared to be in serviceable condition. The inspector was unable to determine if the shower glass was tempered or considered safety glass in bath . Today's standards require tempered safety glass.

64) Toilet Conditions AS The toilet appeared to be in serviceable condition at the time of inspection in bath. iron deposits were noticed in both tanks. recommend water quality testing be performed by a quailified contractor.

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Bluegrass Home Inspections 10 Basement

10 Basement


65) Basement Stair Conditions AS The interior stairs appeared serviceable at the time of the inspection.



Windows - Doors

68) Basement Window Conditions R Cracked glass pane(s) were observed at . Recommend repair as needed. Stains and / or damage were observed at . Some water penetration may have occurred. Recommend repair as needed. Proper grading and replacing windows will prevent further water penetration.

69) Basement Door Conditions AS The interior doors appeared to be in serviceable condition at the time of the inspection.


70) Electrical Conditions S Three pronged outlets did not test for proper ground at . Recommend further evaluation and repairs by a licensed electrician prior to close.

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Bluegrass Home Inspections 10 Basement

71) Lighting Conditions AS Pull chain fixtures were operational at the time of the inspection

72) Sump Pump Conditions AS A waterproofing system or material appears to have been installed after original construction. A water related condition may now or may have existed. Client is advised to obtain contractor and warranty information (if any) from the seller.

Other Conditions

73) Other Conditions AS Adjustable screw jack(s) were present. Typically, these are used as a temporary installation with no footing support under the screw jack columns. Although we observed no obvious evidence suggesting imminent instability as a result of this condition, permanent steel post or block support with footings under would be proper considering today's standards. Client should consult with a contractor for additional information.

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Bluegrass Home Inspections 11 Garage - Laundry

11 Garage - Laundry

Laundry Room

Location The laundry facilities are located at the upper level.

74) Laundry Room Conditions AS The visible and accessible portions of the laundry plumbing components appeared to be in serviceable condition at the time of inspection. No water hammer arrestors present at time of inspection. Hammer arrestors are recommended to prevent banging pipes.

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Bluegrass Home Inspections 12 Foundation - Crawl Space

12 Foundation - Crawl Space

Foundation

Foundation Type Basement Crawl Space

Foundation Material Block

75) Foundation Conditions R Minor moisture stains were observed on the foundation walls. This may be an indication of water penetration, which is not unusual for a block foundation. The inspector was unable to determine if the water stains were active or passive at the time of inspection. Client should obtain disclosure / history information from the seller regarding any previous water penetration. Crawlspace walls were observed to have some damage to the south side of the home near the sewer main exit. Crawlspace has abandonded HVAC system remaining and would benefit from cleaning and encapsulation.

Flooring Structure

Flooring Support Type The wood framing floor system was constructed of 2 X 10 floor joists.

76) Flooring Support Conditions AS The visible and accessible areas of the wood framing system appeared to be in serviceable condition at the time of the inspection.

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