You’ll find a sample of a home inspection report below. It has only been modified to fit within the format of the website, and otherwise demonstrates a typical home inspection report from Baumgardt Home Inspection.
P.O. Box 730
ELM GROVE, WI 53122
PHONE (262) 782-1230
FAX (262) 782-5859
1 January 2014
10675 Main Avenue
31 December 2013
Mr. and Mrs. Homebuyer
5372 North Street
Your Town, WI 53000
Dear Mr. and Mrs. Homebuyer:
In accordance with your instructions, we have made an inspection of the above captioned property on 31 December 2013. We certify that we have personally inspected the property for the purpose of determining its physical condition and that no significant defect was knowingly overlooked or withheld.
It is understood that the inspection report is not intended for general circulation or publication, nor is it to be reproduced or used for a purpose other than the one outlined above. It is further understood that the report cannot be sold in whole, or in part to a third party without the written consent of Baumgardt Home Inspection Inc. and the original purchaser as shown above.
The scope of this inspection report is limited to the visible physical evidence available to us at the time of the inspection and visible indicators that might suggest damages and/or deterioration. We accept no responsibility for hidden, concealed or unapparent conditions of the building. The inspection report does not constitute a warranty or guarantee on the condition of any aspect of this building.
It is understood that no representative of Baumgardt Home Inspection Inc. is required to give testimony or be in attendance in court by reason of this report or any of our activities relative to this report unless arrangements have previously been made with Baumgardt Home Inspection Inc. of Elm Grove, Wisconsin.
If you have any questions at all relative to this report, we invite your inquiries.
Very truly yours,
BAUMGARDT HOME INSPECTION INC.
Kent M. Baumgardt
Senior Member, ASHI
TABLE OF CONTENTS
- AUTHORIZATION AGREEMENT
- 1. PROPERTY DESCRIPTION
- 1. FOUNDATION
- 2. CRAWL SPACES
- 2. BASEMENT FLOOR
- 3. WATER SUPPLY
- 3. FOUNDATION DRAINAGE
- 4. SEPTIC SYSTEM/SEWER
- 4. WATER SOFTNER
- 4. WATER HEATER
- 4. ELECTRICAL
- 5. HEAT
- 6. AIR CONDITIONING
- 6. PLUMBING
- 6. PIPE INSULATION
- 6. GAS LINE
- 7. FRAMING
- 7. WOOD BORING INSECTS
- 7. BUILT IN APPLIANCES
- 7. FIREPLACE
- 7. SMOKE/FIRE DETECTORS
- 8. CEILINGS AND WALLS
- 8. DOORBELLS
- 8. WINDOWS AND DOORS
- 8. INSULATION
- 8. ATTIC VENTILATION
- 9. ROOF
- 9. CHIMNEY
- 9. GUTTERS/DOWNSPOUTS
- 9. EXTERIOR OF DWELLING
- 10. GRADING AND DRAINAGE
- 10. GARAGE
- 10. LEAD PAINT
- 11. RADON
- 11. MOLD
- 11. REMARKS
Phone: (262) 782-1230
Fax: (262) 782-5859
1 January 2014
10675 Main Avenue
31 December 2013
Mr. and Mrs. Homebuyer
5372 North Street
Your Town, WI 53000
Dear Mr. and Mrs. Homebuyer:
This will acknowledge our joint inspection of the above captioned property. Said inspection took place on the afternoon of 31 December 2013. The results of the inspection are as follows within the body of this report, as well as were given to you verbally at the time of the inspection. The report actually constitutes a combination of those two communications.
This is a single family, two-story home which faces south. It is believed to have been built in 1968. The building is frame construction and has a full basement with concrete block foundation walls, an asphalt composition roof and an attached, two stall garage. The home was occupied at the time of our inspection. Heat, electricity and water were all active. Water is provided by means of both a private well and a community system. Sewage is discharged to a community system.
The home contains four bedrooms, 2-1/2 bathrooms, a kitchen, living room, dining room and family room. There are two heating systems, two central air conditioners, a water heater, water softener and fireplace.
The inspection began at approximately 2:00 p.m. and terminated at approximately 5:00 p.m. You were present for the inspection and access was granted by the current owners. The weather was clear with temperatures in the 30s.
The foundation walls of this home are constructed of concrete block. Said block is stacked 11 courses high. The entire rear wall has been reinforced. We noted a deviation in the upper portion of that wall of approximately ½ inch. We were given to understand that wall was repaired at some time in the past. We would recommend you obtain any documentation that may exist relative to that repair. We are uncertain if the wall was excavated as part of that repair.
There is also a reinforcement at the southeast corner of the basement.
The front wall was partially covered over with wall coverings. Where it was exposed at the west end, there was no evidence of movement and it was found to be free of any significant cracks, bulges or other deformations. We would consider it to be sound.
We noted no evidence of significant movement since the walls were repaired. We are of the belief the foundation walls are stable and sound at this time.
As near as we can determine, water seepage in the basement does not appear to be a significant problem.
We did not note the presence of any crawl spaces under any part of this home.
The basement floor in this home is concrete. Those areas that were visible appeared to be in sound condition. There are some minor cracks, but they are minimal and, in the judgment of the undersigned, do not constitute any kind of significant threat to the integrity of the dwelling. We do not anticipate any significant problems emanating from the basement floor.
The water supply for this home is provided by means of both a community water system and a private pump and well. The incoming lateral from the community system is located at the southeast corner of the basement. The shutoff valve on the street side of the meter was operational. The shutoff between the meter and the house was inoperative and will need to be repaired. The water line running to the community system is copper, at least that portion exposed in the basement area. We are in no position to judge the condition of the lateral running out to the community system, but we did run a substantial amount of water through the system and noted no indications of any problems.
The water supply for this home is also provided by means of a private pump and well. We examined the visible parts of the system. The controls and tags indicate the pump is a Webtrol. It bears model #2801084910. It has a one horsepower capacity. It is believed to be 1990 equipment. Our check of the pump and well was limited. We did run the system for a considerable amount of time and found it to be somewhat slow to recover. This may be a reflection of the age of the well pump.
The labels and tags at the controls and pressure tank indicate it has been serviced in the past by S & K Pump & Plumbing. We would suggest you contact them. They will be able to give you more definitive information relative to the actual equipment in the well including its make, age and capacity. This might also include the depth of the well, setting of the pump, head of water and so forth. They might also be able to provide you with specific information relative to any idiosyncrasies of this particular system. This will give you further insight into the operation, condition and potential life expectancy of this system.
We assume you will have the water tested by a properly qualified laboratory to verify the acceptability of the water for human consumption.
In view of the fact this property is now connected to a community water system, you may wish to consider abandonment of this well. If you continue to use this well for watering the garden, washing the car, etc., the water should still be tested occasionally to verify its acceptability for human consumption.
There are treatment options available if you find the quality of the water is not acceptable. We recommend you consult with a water treatment specialist.
There is a vermin proof well cap on this well.
There is a sump crock and sump pump located at the northeast corner of the basement. The pump is a pedestal type pump. It was checked and found to be operational. It is, however, set at an angle. It would be preferable for that to be straightened out. The sump pump discharges to a buried line.
We recommend you check that pump occasionally to be sure it is operable and at any sign of a failure, it should be replaced. It would be wise to keep a spare on hand as they usually burn out or fail during extremely heavy rains or periods of high demand.
The sewage for this home is discharged to a community sewage system. The cleanout for the lateral is located along the front foundation wall. The cap on the cleanout was difficult to operate. You might wish to give consideration to installing a different cap. We are in no position to judge the condition of the lateral going out to the community system but we did run a substantial amount of water through the system and noted no indications of any problems. There are services available that utilize cameras to check the lateral, if you so desire.
There is a water softener in this home. It bears the trade name Mermaid. We noted it was in service. We did not actually cycle the unit. We did, however, check the hardness of the water that has run through the softener and found the hardness level to be two grains. This, certainly, would suggest the unit to be functional at this time.
The water heater in this home is an A. O. Smith which is gas-fired. The model number is PGCS 50102 and the serial number is ME84-07404-299. It has a 50 gallon capacity and the recovery rate was not indicated. The rated input is 40,000 BTU per hour. We believe the unit to be approximately 20 years old at this time. Most water heaters have life expectancies in the 10-12 year range. Based on its age, you should be prepared for its replacement at any time.
The shutoff valve was functional and the pressure relief valve was in proper position at the time of our inspection.
The water heater vents to the adjacent masonry chimney. The vent pipe appears to be in sound condition.
The electrical system in this home has a 200 amp 240 volt capacity. The main panel is located at the mid-point of the rear foundation wall. The system is controlled by breakers.
Within the main panel, in addition to the main 200 amp 240 volt main breaker, we noted the following circuits:
- One 50 amp circuit at 240 volts for the range
- One 30 amp circuit at 240 volts for the dryer
- Two 20 amp circuits at 240 volts
- Two 15 amp circuits at 240 volts
- Nine 20 amp circuits at 120 volts
- Twelve 15 amp circuits at 120 volts
All wire within the main panel is copper and, as near as we can determine, the system is adequately grounded.
The majority of the wire appears to be properly sized with the exception of the wiring on one of the 20 amp 120 volts circuits which is undersized. We recommend that breaker be downsized. The wiring at the dryer circuit was not properly bridged. We recommend that be corrected.
There is an open junction box along the rear foundation wall. That should be properly covered. Also, there is non-metallic shielded wiring along the rear foundation wall. That material is not properly installed or properly protected and should be corrected.
Some of the wiring at the bar area was improper. That should be considered for correction.
We tested a representative number of switches, outlets and other electrical devices in the home and found them to be functioning properly without any particular difficulties.
We noted that ground fault circuit interrupters were not installed in all appropriate locations. These are newer safety devices that are installed near kitchen sinks, bathrooms, basements, garages and exteriors. They provide additional safety to the occupants of the home. We recommend that they be installed at such locations to provide an additional level of safety.
Switches, outlets, etc. in this home are older and there will be the occasional need for repair and/or replacement of them. This should be recognized as part of the normal and ongoing maintenance for a home of this age.
The size of the system should be adequate for the normal usage of the home. We do not foresee normal circumstances where a larger service would be necessary.
This home is heated by means of two gas-fired forced air heating systems. The first floor furnace bears the trade name Trane, model No. TUSO 80 B936AO and serial No. E4365 8082. The unit has an 80,000 BTU per hour rated input. In examining the unit, we found it to be operating properly. We estimate the unit to be about 14 years old. The normal life expectancy of a furnace of this type is generally somewhere in the vicinity of 15-20 years.
This furnace is fitted with an April Air humidifier. The water to the humidifier was shut off at the time of our inspection. If this unit is to be used, it should be cleaned 2 or 3 times during the course of a heating season in order to keep it running properly. This is normal for this type of equipment and should be anticipated.
The second floor furnace bears the trade name American Standard, model No. GU80DE1 and serial No. H67K001612. This unit has an 80,000 BTU per hour rated input and a 64,000 BTU per hour rated output. We estimate the unit to be original to the home. That would make it approximately 36 years old. The normal life expectancy of a furnace of this type is generally somewhere in the vicinity of 15-20 years. Based on its age, you should be prepared for its replacement at any time.
The second floor furnace would not fire at the time of our inspection. We checked the interior of the furnace combustion chamber and noted heavy corrosion, most notably in the left-hand chamber. We would recommend you have this furnace cleaned and checked by a qualified heating technician prior to use.
The furnaces vent to the nearby masonry chimney.
There are two central air conditions in this home. The condensing coils are located within the bonnets of the furnaces, while the compressors are located to the east of the home near the chimney. Both these units are approximately 20 years in age. The normal life expectancy of air conditioning compressors is somewhere in the vicinity of 10 to 15 years, very often around 12 years. In view of the age of these units, we cannot predict trouble-free service or a significant remaining life expectancy.
Since temperatures were below 70 degrees Fahrenheit, we were not able to operate the air conditioners for fear of possible damage to the compressors. We cannot, therefore, confirm that they are operational, or confirm their condition in any way.
In examining the plumbing system, we find the water lines are predominantly copper while the drain lines are predominantly galvanized and cast iron. We found the exposed water and drain lines to be in sound condition and noted no unusual leaks or other problems. Both water and drain lines seem to be flowing freely and properly. We operated various fixtures in the home and found them to be functioning well.
Water pressure/volume seemed to be adequate for the normal usage of this home. You checked the pressure/volume yourself with multiple fixtures operating and found it to be satisfactory.
Most of the fixtures are older and, as such, they will require some degree of maintenance, including the occasional replacement of washers, repacking of stems and the like.
There is a loose faucet at the vanity in the main bathroom. Also, the tub diverter in that bathroom is stuck. Those items will need to be corrected.
We noted there is little or no insulation on any of the water piping in this home. You may want to consider installation of insulation on hot water lines with a view toward energy conservation. You may also want to consider its installation on cold water lines with a view toward reducing condensation during extremely hot and/or humid weather.
We ran a gas detection device along the accessible portions of the gas line. We did not note any significant leaks at the time of our inspection.
Both basement/first floor framing and attic framing systems are conventional framing, utilizing floor and ceiling joists as well as conventional roof joists.
We have examined the framing components where they are exposed, particularly in the basement area and attic area and we found them to be adequately sized, spaced and in generally good condition. We did not note any unusual rot, decay or other deterioration. An examination of the remainder of the home showed no significant structural failures or weaknesses. It is the judgment of the undersigned that the framing is stable.
WOOD BORING INSECTS
We must start by pointing out that the undersigned is not an expert in termites and wood consuming insects. We do, however, have a general knowledge of them and, in most instances, recognize evidence of their presence. With that in mind, we have not noted any indication of the presence of such insects. You may, however, want to verify that by having an expert in that field examine this home.
Our evaluation of the built-in appliances in this home was on a very limited basis.
There is an In-Sink-Erator garbage disposal installed in the kitchen sink. It was found to be operational at the time of inspection.
There is a Whirlpool dishwasher installed in the kitchen cabinetry. It was being used by the current occupants at the time of our inspection.
There is a GE microwave/range hood installed over the stove area. We found the fan and light to be operational. The microwave was not checked.
There is a GE gas range installed in the kitchen. We tested all heat elements and found them to be operational. We did not test any timing, cleaning, thermostatic or other devices on this unit.
There is a GE refrigerator. It was cooling properly at the time of our inspection.
There is a fireplace located in the family room. The flue seemed to be clear, the damper operable and the fire chamber sound. Though we did not actually start a fire in the fireplace, we have no reason to believe it would not properly draw and sustain a fire.
Smoke/fire detectors are installed in all appropriate locations. Those that were checked were found to be functional at the time of the inspection.
The State of Wisconsin requires that carbon monoxide detectors be installed in the basement and on each and every level of the home with the exception of the attic area. We recommend that be accomplished. There are combination type units available which would provide for both smoke/fire protection and carbon monoxide detection.
All smoke/fire detectors and carbon monoxide detectors should be checked at least monthly to verify that they are operational. If they are not functioning properly, it may be necessary to change the batteries.
CEILINGS AND WALLS
The ceilings and walls in this home are drywall. We did not note any unusual bulges or other deformations. There are some cracks, but where they exist, they appear to be due to little more than normal settlement and/or shrinkage. We consider them to be in generally sound condition.
The doorbell system in this home was operative at the time of our inspection.
WINDOWS AND DOORS
In examining the windows and doors in this home, we generally find them to be wood framed units along with a couple of vinyl clad windows. Though we did not operate absolutely every one of them, we found them to be in generally sound operating condition. If you do find some to be somewhat sticky and tight, you may find the mere working of them, along with the application of silicon or a similar lubricant will loosen them up and make them function more easily.
We did not verify the presence of both a storm and a screen for every window and door. <table of contents>
We were not able to determine the amount or type of insulation in the side walls of this home. Based on its age and other factors, however, we believe it to be 2-3 inch layer.
In the attic area, we were able to verify a layer of loose blown fiberglass insulation over the entire floor of the attic. This insulation was installed to a depth of about 3-4 inches. Accepted practice of today requires 12 inches of fiberglass or similar materials. We thoroughly recommend that you give serious consideration to upgrading the amount of insulation in that area up to 12 inches.
Ventilation of the attic area is by means of roof and soffit vents and appears to be adequate.
If you add any insulation to this space, it is imperative that all ventilation be fully preserved and perhaps even improved.
While in the attic, we noted minor evidence of condensation that has occurred in the past. Fortunately, it is minor and does not appear to have caused any rot or deterioration of the roof sheathing or framing members. At this time, we do not recommend any significant changes in the ventilation.
We would recommend that you check the attic occasionally. In the event you would note any large amount of condensation or frost buildup during extremely cold weather, or an excessive amount of heat buildup during the summer months, those are clear indications that ventilation should be improved. Correcting ventilation in the attic area is not usually a difficult task.
The attic was viewed from the attic access in the center hall ceiling.
The roof on this home is an asphalt composition roof and appears to be the second roof on this home. The current owner indicated the roof is about seven years old. We have no reason to dispute that. This type of roof normally has a life expectancy somewhere in the vicinity of 18 to 25 years. With that in mind, assuming proper care and maintenance in the future, we would anticipate a possible remaining life expectancy that might approach 12-15 years.
We recommend that the roof be checked at least annually and all valleys, flashings and other junctures be caulked as necessary in order to preserve the overall integrity and water tightness of the roof. This is important to prolong its remaining life expectancy as well.
The roof was examined by walking on it.
Since there are at least two layers of roof in place at this time, we strongly recommend that you tear off all existing roof surfaces when a new roof is installed. Many local code authorities do require this when a new roof is installed. This will obviously increase the cost of a new roof, but should be anticipated.
The chimney for this home is a double flue masonry chimney. There are cracks in the cap. We recommend that you consult with a good masonry contractor relative to what corrections will be necessary.
GUTTERS AND DOWNSPOUTS
The gutters and downspouts on this home are metal. The downspout at the southeast corner is loose and should be resecured. Also, we noted there is debris in the gutters. It will be necessary to keep the gutters clear and free-flowing so water will be properly discharged out and away from the home.
We also recommend the downspouts be outfitted with good long extensions or perhaps buried lines so water will be discharged out and around to the rear of the home.
EXTERIOR OF DWELLING
The exterior of the home is covered with brick masonry, metal siding, wood siding and wood trim. In examining those surfaces, they generally appear to be sound. There will, of course, be the need for normal painting, caulking and general maintenance around the exterior of the home.
There is a deck at the rear of the home. That deck appears to be in sound condition.
GRADING AND DRAINAGE
The grading and drainage around this house is generally sound. At the front of the home and at the southeast corner, however, the grade could stand some improvement. In correcting the grade, there should be a pitch going away from the home of no less than 1/2 inch per foot in all four directions for the first 8 to 10 feet. We believe that if this is accomplished all the way around the home, the likelihood of water seepage into the basement area and/or foundation problems will be dramatically reduced.
There is an attached two stall garage. The overhead door was controlled by an automatic opening device. That device did reverse when the electric eye was interrupted and when it met reasonable resistance on the down cycle. We did, however, note the setting of the eye is somewhat high. We recommend that be lowered down somewhat.
There is a Modine type heater in the garage. It was operational at the time of our inspection. Caution should be exercised when utilizing that device and all combustibles should be kept well away from it. The flashing around the chimney for that garage furnace is not properly installed. It would be preferable for that to be corrected. You may want to give consideration to relocating that chimney so it is not in such close proximity to the bedroom window in that area.
The concrete floor was sound. The fireproofing between the garage and the home was complete. In general, the garage appears sound for the purpose it is intended.
There are some concerns relative to lead paint. Most buildings constructed before 1978 may contain lead paint. We have not done any testing for lead paint and if you have a concern about it, we would certainly recommend that you consult with others relative to that.
We did not do any radon testing or monitoring in this home. If you wish to have that done, please so advise, as we will either be happy to place a monitoring device in the home or provide it for you to place in the home.
In the areas we could examine, we did not note the presence of mold or mildew that we consider to be a problem. Our expertise in this field is limited. We cannot be absolutely certain that there is no mold in the home. If you have any concerns relative to mold, we recommend you consult with specialists in that area.
We wish to thank you for this opportunity to have been of help to you in your evaluation of this home. If you should have any questions at all relative to the inspection or report, please do not hesitate to contact the undersigned.
This report represents the best opinion of the inspector based upon the information available and portions of the home visible at the time of the inspection. In the event that additional information would come to light, the inspector reserves the right to change and/or amend this report.
This report was prepared by Kent M. Baumgardt of Baumgardt Home Inspection Inc., Wisconsin Certificate No. 526-106.