5116 inspection.pdf
Greg J Steinsdoerfer Petitioner V City Of Portage Respondent · 26-002835-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
Great Lakes Home Inspections 5116 Mapleridge Drive Portage, MI 49024 Prepared for: Greg Stein Prepared by: Great Lakes Home Inspections 24 Years Experience MI License #2101153876
Page 2
Great Lakes Home Inspections 16:08 November 20, 2024 Page 3 of 31 5116 Mapleridge.inspx General Information (Continued) Inspection Agreement Inspector Name Larry Mason Company Name Great Lakes Home Inspections Company City State Zip Client Name: Greg Stein Property Address: 5116 Mapleridge Drive City State Zip Portage, MI 49024 INSPECTION AGREEMENT - Please Read and sign below “It is understood and agreed that this inspection will be of readily accessible areas of the building and is limited to visual observations of apparent conditions existing at the time of the inspection only. Latent and concealed defects and deficiencies are excluded from this inspection; equipment, items and systems will not be dismantled. *It is agreed that this inspection will be conducted according to the A.S.H.I. AMERICAN SOCIETY OF HOME INSPECTORS , Standards of Practice, except as may be noted in the "comments" and "limitation of Inspection" sections within the report. The buyer should ask if any questions or needs a current copy of the standards of practice. *|t is agreed that home maintenance is an on going process and that this inspection should not be considered a home guarantee or warranty. This is a limited inspection, not all defects will be identified during this inspection. Larry Mason DBA Great Lakes Home Inspections limitations to liability is maximum to inspection fees paid. *It is agreed that these systems, items, and conditions are NOT within the scope of this building inspection include, but are not limited to: urea formaldehyde, lead paint, asbestos, Mold, Fungi, toxic or flammable materials, environmental hazards; pests & termite infestation; bats; security and fire protection systems; household appliances; humidifiers; water softeners; paint, wallpaper and interior treatments; underground storage tanks; water wells; solar heating systems; septic systems; governing codes, ordinances, statutes and covenants. Client understands that any general comments about these systems, items and conditions of the written report are informal only and do not represent an inspection. * It is agreed that any given estimates are only given as reference information only. Paid contractor work may vary greatly from these estimates. Always obtain written estimates from a contractor will to perform the work before closing on a real estate transaction. Name Signature Email Address Palm-Tech Inspector, Copyright © 1998-2024, Paim-Tech
Page 3
Great Lakes Home Inspections 16:08 November 20, 2024 Page 2 of 31 5116 Mapleridge.inspx Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Information Property Address 5116 Mapleridge Drive City Portage State MI Zip 49024 Client Information Client Name Greg Stein Inspection Company Inspector Name Larry Mason Company Name Great Lakes Home Inspections Company City: Kalamazoo MI Company Phone: 269-383-4688 E-Mail Homesinspec@aol.com Amount Received: $420.00 Conditions TR eT es FA A re. 1 3 + 1 US tn 5 A a RS £5 0A BAY STA (FS Smt Mn Sf Ci 0m tr Others Present Buyer's Agent and Buyer Property Occupied Vacant Estimated Age 61 years Entrance Faces East Inspection Date 2024-11-20 Electric On Yes Gas/Qil On Yes Water On Yes Temperature 45 F Weather Partly cloudy Soil Conditions Dry Space Below Grade Basement Building Type Multi-family Garage Attached Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 4
Great Lakes Home Inspections 16:08 November 20, 2024 Page 4 of 31 5116 Mapleridge.inspx General Information (Continued) Structure As prescribed in the inspection agreement, this is a visual inspection only. A professional structural engineer is recommended if major structural concerns are noted. Inspection of structural system was limited by (but not restricted to) the following conditions: Structural components concealed behind finished surfaces are not inspected. Furniture and/or storage will not be moved by the inspector and may obstruct view. Only a representative sampling of visible structural components was inspected. 1. Acceptable 2. Acceptable 3. Acceptable 4. Acceptable 5. Acceptable 6. Acceptable 7. Acceptable Structure Type: Wood frame - Standard building techniques were used in the construction of this structure. No major structural defects are noted as best as can be determined from visible and readily accessible areas. Foundation: Poured Concrete - Visible portions of the foundation show it to be in satisfactory condition for its age. A few minor hairline cracks are noted. These are pical and n serious concern. Structure Concerns: No serious concerns as best as can be determined from visible and accessible areas. Differential Movement: No concerns Beams: Steel [-Beam Subfloor: Plywood Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 5
Great Lakes Home Inspections 16:08 November 20, 2024 Page 5 of 31 5116 Mapleridge.inspx Structure (Continued) 8. Acceptable ~~ Piers/Posts: Steel posts - Appears original with no modifications 9. Acceptable Stairs (Interior): normal and typical for age 10. Acceptable Stairs (Basement): wood / typical 11. Defective Railings: wooden - Upstairs railings are too loose. Handrails have a few loose brackets. Repair as needed. Cost to Repair Low: $ 200 - High: Grounds As prescribed in the inspection agreement, this is a visual inspection only. The inspection of the exterior was limited by (but not restricted to) the following conditions: The inspection does not include an assessment of geological conditions and/or site stability. 1. Acceptable ~~ Driveway: Concrete - Older / a few cracks 2. Marginal Walks: Concrete - Front walkway has excessive cracks and sunken areas. Possible trip hazards Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 6
Great Lakes Home Inspections 16:08 November 20, 2024 Page 6 of 31 5116 Mapleridge.inspx Grounds (Continued) Patio: paver bricks / some sunken areas 3. Acceptable 4. Acceptable 5. Acceptable 6. Defective Railings: Metal - Loose at rear of house (center area) Cost to Repair Low: $ 100 - High: $ 200 BR Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 7
Great Lakes Home Inspections 16:08 November 20, 2024 Page 7 of 31 5116 Mapleridge.inspx Grounds (Continued) 7. Marginal Retaining Walls: concrete blocks at rear - South side lot wood retaining wall is leaning and in worn condition, unknown ownership of this retaining wall 8. Acceptable ~~ Grading: Minor slope Exterior Surface and Components House and Garage Exterior Surface 1. Acceptable ~~ Type: vinyl siding and bricks - Normal and typical conditions. Brick maintenance may include water repelling sealant 2. Marginal iding: as at front of house and South side aE SN 3. Acceptable ~~ Fascia: Aluminum 4. Acceptable Soffits: Aluminum 5. Acceptable Entry Doors: Operating / older wood doors Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 8
Great Lakes Home Inspections 16:08 November 20, 2024 Page 8 of 31 5116 Mapleridge.inspx Exterior Surface and Components (Continued) 6. Acceptable Patio Door: slider do 7. Acceptable Windows: wood windows / Pella brand windows - A representative sampling of all windows are opened and inspected. Windows are in general satisfactory condition for their age. Suspected at 30 years old Ba l= 8. Acceptable ~~ Wood Windows: Garage windows are older / weathered 9. Acceptable ~~ Basement Windows: Original metal framed windows / some weathering Garage 1. Type of Structure: Wood frame on foundation Car Spaces: 2 2. Acceptable ~~ Roof: shingles same as house 3. Acceptable Ceiling: Exposed framing 4. Acceptable ~~ Walls: Exposed framing and drywall against house - Normal and typical for its age Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 9
Great Lakes Home Inspections 16:08 November 20, 2024 Page 9 of 31 5116 Mapleridge.inspx Garage (Continued) Walls: (continued * oe = 5. Acceptable Foundation: concrete floors have some pitted areas 6. Marginal Gara ors: wood fiberboard door - Some weathering and wear 7. Acceptable ~~ Opener: Operating - Safety sensor 8. Not Present ~~ Service Doors: Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 10
Great Lakes Home Inspections 16:08 November 20, 2024 Page 10 of 31 5116 Mapleridge.inspx Garage (Continued) 9. Acceptable Exterior Entry Door: Older wood door with a window - Recommend upgrading to a modern fire rated door Roof As prescribed in the inspection agreement, this is a visual inspection only. Inspection of Roof system was limited by (but not restricted to) the following conditions: Interior finishes may disguise evidence of prior leakage House and garage Roof Surface 1. Method of Inspection: On roof 2. Acceptable Material: Composite shingle - Shingles are generally satisfactory and normal condition for their age. 3. Type: Gable 4. Approximate Age: 7 years 5. Acceptable Roofing Layers: One 6. Acceptable Valleys: Composite shingle 7. Not Present ~~ Skylights: 8. Acceptable ~~ Plumbing Vents: copper Roof Water Control 9. Acceptable ~~ Gutters Aluig - Screens are installed Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 11
Great Lakes Home Inspections 16:08 November 20, 2024 Page 11 of 31 5116 Mapleridge.inspx Roof (Continued) 10. Acceptable ~~ Downspouts: Aluminum Plumbing As prescribed in the inspection agreement, this is a visual inspection only. Inspection of Plumbing system was limited by (but not restricted to) the following conditions: Portions of the plumbing system concealed by finish surfaces or where view was obstructed were not inspected. Water quality is not tested. Any water softeners or water treatment systems are not inspected. Water wells and septic systems are not in the scope of this inspection. Interior Main Water hutoff: Basement near water meter 1. Acceptable 2. Acceptable ~~ Water Lines: Copper 5 21 3. Acceptable Drain Pipes: copper metal / some PVC 4. Acceptable Kitchen Sink: operating 5. Acceptable ~~ Plumbing/Fixtures: operating - All plumbing fixtures are operated with no visible leakage as best as can be determined from visible and readily accessible areas. 6. Acceptable ~~ Tub/Surround: Porcelain tub and ceramic tile surround - Older / operating 7. Acceptable ~~ Toilets: operating 8. Not Present Sump Pump: Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 12
Great Lakes Home Inspections 16:08 November 20, 2024 Page 12 of 31 5116 Mapleridge.inspx Plumbing (Continued) 9. Not Present Basement Bathroom: Basement Water Heater 10. Defective Water Heater: Heating water - Noticeable hot water odor in house. This offensive odor can be corrected. Contact a plumber as needed. The water heater anode rod may need to be changed and heater flushed out. Cost to Repair Low: $ 300 - High: $ 600 11. Manufacturer: Bradford-White 12. Type: Natural gas Capacity: 40 Gal. 13. Approximate Age: 18 years Area Served: Whole house 14. Acceptable ~~ Flue Pipe: Single wall 15. Acceptable ~~ TPRV and Drain Tube: Copper Exterior 16. Marginal Hose Bibs: Water spigot at deck should be winterized each cold weather season - Currently is off Gas Service 17. Acceptable ~~ Gas Meter: Exterior surface mount at side of home 18. Acceptable ~~ Main Gas Valve: Located at gas meter 19. Acceptable ~~ Gas Service Line: Black steel pipe 20. Acceptable Dryer Gas Line: Installed with a gas shut off valve Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 13
Great Lakes Home Inspections 16:08 November 20, 2024 Page 13 of 31 5116 Mapleridge.inspx Plumbing (Continued) Laundry Area 21. Acceptable Laundry Sink: operating 22. Acceptable ~~ Washer Hose Bib: Rotary 23. Acceptable ~~ Washer Drain: Drains to laundry tub Electrical As prescribed in the inspection agreement, this is a visual inspection only. Inspection of electrical system was limited by (but not restricted to) the following conditions: Electrical components concealed behind finished surfaces could not be inspected. Only a representative sampling of outlets and light fixtures were tested. If knob & tube wiring in older homes is found it should be checked by an electrician to insure that the wire cover is in good condition. 1. Acceptable ~~ Service Entrance: Above Ground From Mast 2. Service Size Amps: 100 Volts: 110-240 VAC 3. Acceptable ~~ Service: Aluminum 4. Acceptable ~~ Conductor Type: Non-metallic sheathed cable 5. Acceptable Interior Lighting: Upstairs hallway closet light fixture has broken pull chain fixture / and bulb 6. Acceptable 120 VAC Outlets: Grounded - A representative sampling of all outlets are tested. Don't paint wall outlets 7. Defective G.F.I. Outlets: None - Recommend GFCI safety outlets in the kitchen, bathrooms, and garage. Cost to Repair Low: $ 300 - High: $ 600 Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 14
Great Lakes Home Inspections 16:08 November 20, 2024 Page 14 of 31 5116 Mapleridge.inspx Electrical (Continued) 8. Marginal Smoke Detectors: Battery operated - Recommend smoke detector in each bedroom and on each level of the house. 9. Acceptable Exterior Lighting: Surface mount 10. Defective Exterior Electric: Electrical wiring under rear deck is testing as not active. Recommend future removal. Basement Electric Panel 11. Defective Manufacturer: Push-O-Matic - These original Push Matic circuit breaker systems are functionally outdated and no longer readily available. Recommend a custom quote from an electrician on replacement / service update. $ 1500 - High: $ 2500 12. Maximum Capacity: 100 Amps Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 15
Great Lakes Home Inspections 16:08 November 20, 2024 Page 15 of 31 5116 Mapleridge.inspx Electrical (Continued) 13. Acceptable ~~ Panel Cover: Installed Heating System As prescribed in the inspection agreement, this is a visual inspection only. The inspection of the heating and cooling system is general and not technically exhaustive. A detailed evaluation of the furnace heat exchanger is beyond the scope of this inspection. Inspection of heating and cooling system was limited by (but not restricted to) the following conditions: The adequacy of heat distribution is difficult to determine during a one-time visit to a home. Only a representative number of heat registers were checked while furnace was operating. Furnace mounted Humidifiers cannot be inspected during a visual only inspection. Basement Heating System 1. Defective Heating System: Operating and heating / code approval sticker noted - Furnace has an active condensation water leak inside. Appears to be the combustion fan. Recommend a licensed heating professional repair as needed. . Manufacturer: Lennox . Type: Forced air Capacity: 110,000 BTU . Area Served: Whole house Approximate Age: 14 years . Fuel Type: Natural gas . Acceptable Heat Exchanger: 6 Burner - Sealed system with enclosed combustion and power venting. 7. Acceptable ~~ Blower Fan/Filter: Direct drive with disposable filter 8. Acceptable Distribution: Metal duct - Somewhat lower air flow at rear addition of house. Professional air duct cleaning may be wise. 9. Acceptable Draft Control: Automatic 10. Acceptable Flue Pipe: PVC 11. Acceptable ~~ Thermostats: Individual 12. Acceptable Humidifier: furnace mounted humidifier auth WN Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 16
Great Lakes Home Inspections 16:08 November 20, 2024 Page 16 of 31 5116 Mapleridge.inspx Heating System (Continued) 13. Suspected Asbestos: No Air Conditioning As prescribed in the inspection agreement, this is a visual inspection only. The inspection of the heating and cooling system is general and not technically exhaustive. A detailed evaluation of the furnace heat exchanger is beyond the scope of this inspection. Inspection of heating and cooling system was limited by (but not restricted to) the following conditions: The adequacy of heat distribution is difficult to determine during a one-time visit to a home. Only a representative number of air registers were checked while A/C was operating. A central a/c is not to be turned on when the previous exterior temperatures have been below 65f for the previous 24 hours. Please ask inspector if you have a question about this. Main AC System 1. Acceptable A/C System: Appears serviceable - Central a/c is not turned on to avoid possible compressor damage due to outside temperature below 65 degrees, the previous 24 hours. . Acceptable Condensate Removal: Plastic tubing . Acceptable Exterior Unit: Pad mounted . Manufacturer: Lennox . Area Served: Whole house Approximate Age: 14 years . Fuel Type: 240 VAC Temperature Differential: N/A . Type: Central A/C Capacity: . Acceptable Blower Fan/Filters: Direct drive with disposable filter . Acceptable Electrical Disconnect: Pull type switch woNOOTUThA WN Interior As prescribed in the inspection agreement, this is a visual inspection only. Inspection of interior was limited by (but not restricted to) the following conditions:Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection. Furniture, storage, appliances and/or wall hangings will restrict the inspection of the interior. General Interior Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 17
Great Lakes Home Inspections 16:08 November 20, 2024 Page 17 of 31 5116 Mapleridge.inspx Interior (Continued) 1. Acceptable Closets: All interior items are normal condition for their age. Photo shows previous leak stain / dry at this time 2. Acceptable 3. Acceptable 4. Acceptable ~~ Floors: Photo shows some use wear and moisture stains SN |) Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 18
Great Lakes Home Inspections 16:08 November 20, 2024 Page 18 of 31 5116 Mapleridge.inspx Interior (Continued) 5. Marginal Doors: Older wood door / upstairs hall bathroom inner door is not latching - Family room pocket door has a worn track ¥ 4 6. Acceptable HVAC Source: air ducts Kitchen 7. Acceptable Kitchen Cabinets: Wood 8. Acceptable Kitchen Counter Tops: Laminate Bathroom 9. Acceptable ~~ Bathroom Cabinets: Wood and composite 10. Acceptable ~~ Bathroom Counter Tops: 11. Acceptable Ventilation: Electric vent or window Appliances Appliances may be outside the scope of this inspection. If appliances are to be sold with the house the inspector, at his option, may perform a visual and very basic inspection of the appliances. Please ask inspector if you have any questions in regards to the appliances. Kitchen 1. Acceptable ~~ Cooking Appliances: operating / electric Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 19
Great Lakes Home Inspections 16:08 November 20, 2024 Page 19 of 31 5116 Mapleridge.inspx Appliances (Continued) Ventilator: Kitchen vent fan light turned on, but not the vent fan 2. Defective 3. Acceptable Disposal: operating 4. Defective Dishwasher: Seller's pads stated the kitchen dishwasher is not operating 5. Acceptable Refrigerator: Ee Other Appliances Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 20
Great Lakes Home Inspections 16:08 November 20, 2024 Page 20 of 31 5116 Mapleridge.inspx Appliances (Continued) 6. Not Inspected Washer / Dryer: basement - Personal items such as washers & Dryers are not part of this home inspection 7. Acceptable Basement An inspector cannot fully determine how dry a basement will be from a one time only visit. 1. Acceptable ~~ Unable to Inspect: Cannot inspect behind finished materials and finished portions of the basement. Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 21
Great Lakes Home Inspections 16:08 November 20, 2024 Page 21 of 31 5116 Mapleridge.inspx Basement (Continued) Walls: Normal for age 3. Acceptable 4. Acceptable Floors: concrete 5. Not Present Insulation: Rim joist cavities have no insulation. Recommend insulation at all the rim joists cavities. 6. Marginal Moisture History: Basement rear addition room shows some lower moisture stains at wood wall paneling. Appears to be minor, see photo. However, rear drainage at exteriors could be improved. es 7. Acceptable ~~ Moisture Location: Basement appears dry and shows no major evidence of moisture penetration problems. Please remember an inspector cannot fully know how dry a basement will be from a one time only visit. Attic As prescribed in the inspection agreement, this is a visual inspection only. Inspection of insulation/ventilation was limited by (but not restricted to) the following conditions: Insulation/ventilation type and levels in concealed areas cannot be determined. No destructive tests are performed. An analysis of indoor air quality is beyond the scope of this inspection. Any estimates of insulation R-values or depths are rough average values. Attics with no proper floors or safe decking are not entered, they are inspected from hatch location only. Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 22
Great Lakes Home Inspections 16:08 November 20, 2024 Page 22 of 31 5116 Mapleridge.inspx Attic (Continued) Main Attic 1. Method of Inspection: In the attic 2. Acceptable ~~ Roof Framing: 2x6 Rafter 3. Acceptable ~~ Sheathing: plywood 4. Acceptable Ventilation: roof vents 5. Acceptable Insulation: Fiberglass - 12 inches, good insulation in most areas of attic. However, not the center floored area 6. Marginal 7. Defective Ladder: Attic pull down ladder needs repairs / damaged brackets. Cost to Repair Low: $ 100 High: $ 150 Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 23
Great Lakes Home Inspections 16:08 November 20, 2024 Page 28 of 31 5116 Mapleridge.inspx Basement (Continued) ~ Attic 9. Main Attic Insulation Depth: Attic center area floor storage section has low insulation Fireplace/Wood Stove 10. Family Room Fireplace Fireplace Construction: Masonry - Original fireplace. Firebox has some small mortar gaps developing. See second photo. Future maintenance and tuck pointing would be wise. 2 Rs 5 Sere Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 24
"a Great Lakes Home Inspections 16:08 November 20, 2024 Page 23 of 31 5116 Mapleridge.inspx Fireplace/Wood Stove As prescribed in the inspection agreement, this is a visual inspection only. Inspection of fireplaces & solid fuel burning appliances was limited by (but not restricted to) the following conditions: During a visual inspection, it is not uncommon to be unable to detect the absences of a flue liner either because of stoppage at the firebox, a defective damper or lack of access from the roof. Interior of flue was not completely visible during this inspection. Only a professional chimney company can completely inspect 100% of the flue. Family Room Fireplace 1. Marginal Fireplace Construction: Masonry - Original fireplace. Firebox has some small mortar gaps developing. See second photo. Future maintenance and tuck pointing would be 2. Type: Wood burning 3. Acceptable Flue: Tile . 4. Acceptable ~~ Damper: Metal 5. Acceptable Hearth: brick Side of house Chimney 6. Acceptable ~~ Chimney: brick - Top portion has been re-built 7. Acceptable ~~ Flue/Flue Cap: metal weather cap Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 25
Great Lakes Home Inspections 16:08 November 20, 2024 Page 24 of 31 5116 Mapleridge.inspx Final Comments Overall, house is in general satisfactory condition for its age as best as can be determined from visible and readily accessible areas. Buyer should expect future maintenance to be "normal" for its age, location, and type of construction. Outbuildings / barns / pole barns, etc are not part of this home inspection. Swimming pools and related items / components are not part of this home inspection. Lake items, docks, sea walls, etc are not part of this home inspection report. Fencing is not part of this home inspection report. Water well and septic systems are not part of this home inspection. Any given estimates are for reference information only. Older houses will not meet all modern building codes / modern standards. Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 26
Great Lakes Home Inspections 16:08 November 20, 2024 Page 25 of 31 5116 Mapleridge.inspx Cost Estimate Summary Client Name: Greg Stein Property Address: 5116 Mapleridge Drive Portage, MI 49024 Items Recommended for Repair Low High Structure Railings: Upstairs railings are too loose. Handrails have a few loose $ 200 $ 400 brackets. Repair as needed. Grounds Railings: Loose at rear of house (center area) $ 100 $ 200 Plumbing Basement Water Heater Water Heater: Noticeable hot water odor in $ 300 $ 600 house. This offensive odor can be corrected. Contact a plumber as needed. The water heater anode rod may need to be changed and heater flushed out. Electrical G.F.I. Outlets: Recommend GFCI safety outlets in the kitchen, $ 300 $ 600 bathrooms, and garage. Basement Electric Panel Manufacturer: These original Push Matic $ 1500 $ 2500 circuit breaker systems are functionally outdated and no longer readily available. Recommend a custom quote from an electrician on replacement / service update. Heating System Basement Heating System Heating System: Furnace has an active $ 400 $ 700 condensation water leak inside. Appears to be the combustion fan. Recommend a licensed heating professional repair as needed. Attic Main Attic Ladder: Attic pull down ladder needs repairs / damaged $100 $ 150 brackets. Repair Total $2900 $ 5150 Replacement Total Cost Estimate Total $ 2900 $ 5150 Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 27
Great Lakes Home Inspections Page 26 of 31 16:08 November 20, 2024 5116 Mapleridge.inspx Marginal Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Grounds Front walkway has excessive cracks and sunken areas. Possible trip hazards Fa : 1. Walks: Concrete - Exterior Surface and Components 3. Siding: A few siding small cracks such as at front of house and South side Garage 4. Garage Doors: wood fiberboard door - Some weathering and wear Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 28
Great Lakes Home Inspections 16:08 November 20, 2024 Page 27 of 31 5116 Mapleridge.inspx Marginal Summary (Continued) Plumbing at deck should be winterized each cold weather season - Currently is off 5. Hose Bibs: Water spigot J Electrical 6. Smoke Detectors: Battery operated - Recommend smoke detector in each bedroom and on each level of the house. Interior 7. Doors: Older wood door / upstairs hall bathroom inner door is not latching - Family room pocket door has a worn track Basement 8. Moisture History: Basement rear addition room shows some lower moisture stains at wood wall paneling. Appears to be minor, see photo. However, rear drainage at exteriors could be improved. Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 29
Great Lakes Home Inspections 16:08 November 20, 2024 Page 29 of 31 5116 Mapleridge.inspx Defective Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Structure 1. Railings: wooden - Upstairs railings are too loose. Handrails have a few loose brackets. Repair as needed. Grounds 2. Railings: Metal - Loose at rear of house (center area) Plumbing 3. Basement Water Heater Water Heater: Heating water - Noticeable hot water odor in house. This offensive odor can be corrected. Contact a plumber as needed. The water heater anode rod may need to be changed and heater flushed out. Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 30
Great Lakes Home Inspections Page 30 of 31 16:08 November 20, 2024 5116 Mapleridge.inspx Defective Summary (Continued) Electrical 4. G.F.L Outlets: None - Recommend GFCI safety outlets in the kitchen, bathrooms, and garage. 5. Exterior Electric: Electrical wiring under rear deck is testing as not active. Recommend future removal. he jh Basement Electric Panel Manufacturer: Push-O-Matic - These original Push Matic circuit breaker systems are functionally outdated and no longer readily available. Recommend a custom quote from an electrician on replacement / service update. Heating System 7. Basement Heating System Heating System: Operating and heating / code approval sticker noted - Furnace has an active condensation water leak inside. Appears to be the combustion fan. Recommend a licensed heating professional repair as needed. oe Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech
Page 31
Great Lakes Home Inspections 16:08 November 20, 2024 Page 31 of 31 5116 Mapleridge.inspx Defective Summary (Continued) Appliances 8. Ventilator: Kitchen vent fan light turned on, but not the vent fan 9. Dishwasher: Seller's disclosure stated the kitchen dishwasher is not operating > Attic 10. Main Attic Ladder: Attic pull down ladder needs repairs / damaged brackets. Palm-Tech Inspector, Copyright © 1998-2024, Palm-Tech