Buzby Moran & Hicks Building Consultants LLC

Building Consultants of Michigan

http://www.buzbymoranhicks.com

http://buzbybuilders.com
http://www.moranllc.com/



We help our clients who want to build there homes without a builder. We can stop by at there convenince to help with there bank, Draws, Subcontractors and there Title Company. We can also look over the builders that you hired to make shure you are getting what you're paying forin your contract.
We are the consultants that hold the builder responsible true to there contract.


The Standards of Practice and Code of Ethics
BUZBY MORAN & HICKS BUILDING CONSULTANTS LLC



Construction Inspection
Construction inspections have been performed for large companies and government agencies for a number of years. The residential industry has relied on building inspectors to assure compliance with local and state standards. Those inspections only check for minimum standards required by the state and local government and do not check for compliance with the specifications and the contract signed for the building of residential structures. The escalating number of homeowners displeased with the results of the new home they had built has necessitated the formation of Buzby Moran and Hicks Building Consultants LLC (BM&H) to provide independent expert documentation of any deficiencies in the construction for the homeowner to use as a reference in obtaining resolution of these deficiencies. Meeting the expectations of homeowners required a unique discipline of inspection which checks construction for the homeowner. As such, BM&H has developed these professional guidelines and qualifications to be followed by all of its inspectors.
Standards of Practice
These Standards of Practice guide BM&H’s inspectors in the performance of their inspections. Subject to regular review, the Standards of Practice reflect information gained through 35+ years of Professional Engineering and 50+ years of construction experience and practice. Due diligence in changing standards in the industry has allowed BM&H to develop these standards as the most thorough for the industry.
Code of Ethics
BM&H’s Code of Ethics stresses the inspector’s responsibility to report the results of the inspection in a strictly fair, impartial, and professional manner, avoiding conflicts of interest.
BM&H Staffing
Our staff consists of long-term professionals from the construction design and build arena. Each staff person must have been in the industry a minimum of 20 years and be recognized by their piers as highly qualified and respected before they can join the company and be sent out for inspections under the company guidance. Each staff person is required to maintain their knowledge by use of continuing education in standards and new construction materials introduced into the market.

No parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, photocopy, recording or otherwise, without the prior written consent of BM&H.
Table of Contents
Page
Standards of Practice . . . . . . . . . . 3
Section Description
1 Introduction . 3
2 Purpose and Scope . . . . . . . 3
3 Structural System . . . . . . . . . 3
4 Exterior . . . . . . . . . . . . . . . 3
5 Roof System . . . . . . . . . . . . 4
6 Plumbing System . . . . . . . . . 4
7 Electrical System . . . . . . . . . 4
8 Heating System . . . . . . . . . . 5
9 Air Conditioning Systems . . . 5
10 Interior . . . . . . . . . . . . . . . 5
11 Insulation and Ventilation . . . 5
12 Fireplaces and Solid . Fuel Burning Appliances 5
13 General Limitations and Exclusions 5
Glossary . . . . . . . . . . . . . . . . . . 7
Code of Ethics . . . . . . . . . . . . . . . 8

1. INTRODUCTION
1.1 Buzby Moran and Hicks Building Consultants is a Limited Liability Corporation established in 2005.

2. PURPOSE AND SCOPE
2.1 The purpose of these Standards of Practice is to establish a minimum and uniform standard for BM&H inspections. Inspections performed to these Standards of Practice are intended to provide the client with information regarding the condition of the construction of the home as documented at the time of the Inspection.

2.2 The inspector shall:
A. inspect:
1. readily accessible systems and components of homes listed in these Standards of Practice.
2. installed systems and components of homes listed in these Standards of Practice.
B. report:
1. on those systems and components inspected which, in the professional opinion of the inspector, are significantly deficient or are near the end of their service lives.
2. a reason why, if not self-evident, the system or component is significantly deficient or near the end of its service life.
3. the inspector’s recommendations to correct or monitor the reported deficiency.
4. on any systems and components designated for inspection in these Standards of Practice which were present at the time of the Home Inspection but were not inspected and a reason they were not inspected.

2.3 These Standards of Practice are not intended to limit inspectors from:
A. including other inspection services, systems or components in addition to those required by these Standards of Practice.
B. specifying repairs, provided the inspector is appropriately qualified and willing to do so.
C. excluding systems and components from the inspection if requested by the client.

3. STRUCTURAL SYSTEM
3.1 The inspector shall:
A. inspect:
1. the structural components including foundation and framing.
2. by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible.
B. describe:
1. the foundation and report the methods used to inspect the under-floor crawl space.
2. the floor structure.
3. the wall structure.
4. the ceiling structure.
5. the roof structure and report the methods used to inspect the attic.

3.2 The inspector is NOT required to:
A. provide any engineering service or architectural service.
B. offer an opinion as to the adequacy of any structural system or component.

4. EXTERIOR
4.1 The inspector shall:
A. inspect:
1. the exterior wall covering, flashing and trim.
2. all exterior doors.
3. attached decks, balconies, stoops, steps, porches, and their associated railings.
4. the eaves, soffits, and fascias where accessible from the ground level.
5. the vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to adversely affect the building.
6. walkways, patios, and driveways leading to dwelling entrances.
B. describe the exterior wall covering.

4.2 The inspector is NOT required to:
A. inspect:
1. screening, shutters, awnings, and similar seasonal accessories.
2. fences.
3. geological, geotechnical or hydrological conditions.
4. recreational facilities.
5. outbuildings.
6. seawalls, break-walls, and docks.
7. erosion control and earth stabilization measures.

5. ROOF SYSTEM
5.1 The inspector shall:
A. inspect:
1. the roof covering.
2. the roof drainage systems.
3. the flashings.
4. the skylights, chimneys, and roof penetrations.
B. describe the roof covering and report the methods used to inspect the roof.

5.2 The inspector is NOT required to:
A. inspect:
1. antennae.
2. interiors of flues or chimneys which are not readily accessible.
3. other installed accessories.

6. PLUMBING SYSTEM
6.1 The inspector shall:
A. inspect:
1. the interior water supply and distribution systems including all fixtures and faucets.
2. the drain, waste and vent systems including all fixtures.
3. the water heating equipment.
4. the vent systems, flues, and chimneys.
5. the fuel storage and fuel distribution systems.
6. the drainage sumps, sump pumps, and related piping.
B. describe:
1. the water supply, drain, waste, and vent piping materials.
2. the water heating equipment including the energy source.
3. the location of main water and main fuel shutoff valves.

6.2 The inspector is NOT required to:
A. inspect:
1. the clothes washing machine connections.
2. the interiors of flues or chimneys which are not readily accessible.
3. wells, well pumps, or water storage related equipment.
4. water conditioning systems.
5. solar water heating systems.
6. fire and lawn sprinkler systems.
7. private waste disposal systems.
B. determine:
1. whether water supply and waste disposal systems are public or private.
2. the quantity or quality of the water supply.
C. operate safety valves or shut-off valves.

7. ELECTRICAL SYSTEM
7.1 The inspector shall:
A. inspect:
1. the service drop.
2. the service entrance conductors, cables, and raceways.
3. the service equipment and main disconnects.
4. the service grounding.
5. the interior components of service panels and sub panels.
6. the conductors.
7. the overcurrent protection devices.
8. a representative number of installed lighting fixtures, switches, and receptacles.
9. the ground fault circuit interrupters.
B. describe:
1. the amperage and voltage rating of the service.
2. the location of main disconnect(s) and sub panels.
3. the wiring methods.
C. report:
1. on the presence of solid conductor aluminum branch circuit wiring.
2. on the absence of smoke detectors.

7.2 The inspector is NOT required to:
A. inspect:
1. the remote control devices unless the device is the only control device.
2. the alarm systems and components.
3. the low voltage wiring, systems and components.
4. the ancillary wiring, systems and components not a part of the primary electrical power distribution system.
B. measure amperage, voltage, or impedance.

8. HEATING SYSTEM
8.1 The inspector shall:
A. inspect:
1. the installed heating equipment.
2. the vent systems, flues, and chimneys.
B. describe:
1. the energy source.
2. the heating method by its distinguishing characteristics.

8.2 The inspector is NOT required to:
A. inspect:
1. the interiors of flues or chimneys which are not readily accessible.
2. the heat exchanger.
3. the humidifier or dehumidifier.
4. the electronic air filter.
5. the solar space heating system.
B. determine heat supply adequacy or distribution balance.

9. AIR CONDITIONING SYSTEMS
9.1 The inspector shall:
A. inspect the installed central and through-wall cooling equipment.
B. describe:
1. the energy source
2. the cooling method by its distinguishing characteristics.

9.2 The inspector is NOT required to:
A. inspect electronic air filters.
B. determine cooling supply adequacy or distribution balance.

10. INTERIOR
10.1 The inspector shall:
A. inspect:
1. the walls, ceilings, and floors.
2. the steps, stairways, and railings.
3. the countertops and a representative number of installed cabinets.
4. a representative number of doors and windows.
5. garage doors and garage door operators.

10.2 The inspector is NOT required to:
A. inspect:
1. the paint, wallpaper, and other finish treatments.
2. the carpeting.
3. the window treatments.
4. the central vacuum systems.
5. the household appliances.
6. recreational facilities.

11. INSULATION AND VENTILATION
11.1 The inspector shall:
A. inspect:
1. the insulation and vapor retarders in unfinished spaces.
2. the ventilation of attics and foundation areas.
3. the mechanical ventilation systems.
B. describe:
1. the insulation and vapor retarders in unfinished spaces.
2. the absence of insulation in unfinished spaces at conditioned surfaces.

11.2 The inspector is NOT required to:
A. disturb insulation or vapor retarders.
B. determine indoor air quality.

12. FIREPLACES AND SOLID FUEL BURNING APPLIANCES
12.1 The inspector shall:
A. inspect:
1. the system components.
2. the vent systems, flues, and chimneys.
B. describe:
1. the fireplaces and solid fuel burning appliances.
2. the chimneys.
12.2 The inspector is NOT required to:
A. inspect:
1. the interiors of flues or chimneys.
2. the firescreens and doors.
3. the seals and gaskets.
4. the automatic fuel feed devices.
5. the mantels and fireplace surrounds.
6. the combustion make-up air devices.
7. the heat distribution assists whether gravity controlled or fan assisted.
B. ignite or extinguish fires.
C. determine draft characteristics.
D. move fireplace inserts or stoves or firebox contents.

13. GENERAL LIMITATIONS AND EXCLUSIONS
13.1 General limitations:
A. Inspections performed in accordance with these Standards of Practice
1. are not technically exhaustive.
2. will not identify concealed conditions or latent defects.
B. These Standards of Practice are applicable to buildings with four or fewer dwelling units and their garages or carports.

13.2 General exclusions:
A. The inspector is not required to perform any action or make any determination unless specifically stated in these Standards of Practice, except as may be required by lawful authority.
B. Inspectors are NOT required to determine:
1. the condition of systems or components which are not readily accessible.
2. the remaining life of any system or component.
3. the strength, adequacy, effectiveness, or efficiency of any system or component.
4. the causes of any condition or deficiency.
5. the methods, materials, or costs of corrections.
6. future conditions including, but not limited to, failure of systems and components.
7. the suitability of the property for any specialized use.
8. compliance with regulatory requirements (codes, regulations, laws, ordinances, etc.).
9. the market value of the property or its marketability.
10. the advisability of the purchase of the property.
11. the presence of potentially hazardous plants or animals including, but not limited to wood destroying organisms or diseases harmful to humans.
12. the presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants in soil, water, and air.
13. the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances.
14. the operating costs of systems or components.

15. the acoustical properties of any system or component.
C. Inspectors are NOT required to offer:
1. or perform any act or service contrary to law.
2. or perform engineering services.
3. or perform work in any trade or any professional service other than home inspection.
4. warranties or guarantees of any kind.
D. Inspectors are NOT required to operate:
1. any system or component which is shut down or otherwise inoperable.
2. any system or component which does not respond to normal operating controls.
3. shut-off valves.
E. Inspectors are NOT required to enter:
1. any area which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or its systems or components.
2. the under-floor crawl spaces or attics which are not readily accessible.
F. Inspectors are NOT required to inspect:
1. underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active.
2. systems or components which are not installed.
3. decorative items.
4. systems or components located in areas that are not entered in accordance with these Standards of Practice.
5. detached structures other than garages and carports.
6. common elements or common areas in multiunit housing, such as condominium properties or cooperative housing.
G. Inspectors are NOT required to:
1. perform any procedure or operation which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or its systems or components.
2. move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice, or debris.
3. dismantle any system or component, except as explicitly required by these Standards of Practice.
Glossary of Terms

Alarm Systems
Warning devices, installed or free-standing, including but not limited to: carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps and smoke alarms
Architectural Service
Any practice involving the art and science of building design for construction of any structure or grouping of structures and the use of space within and surrounding the structures or the design for construction, including but not specifically limited to, schematic design, design development, preparation of construction contract documents, and administration of the construction contract
Component
A part of a system
Decorative
Ornamental; not required for the operation of the essential systems and components of a home
Describe
To report a system or component by its type or other observed, significant characteristics to distinguish it from other systems or components
Dismantle
To take apart or remove any component, device or piece of equipment that would not be taken apart or removed by a homeowner in the course of normal and routine home owner maintenance
Engineering Service
Any professional service or creative work requiring engineering education, training, and experience and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes
Further Evaluation
Examination and analysis by a qualified professional, tradesman or service technician beyond that provided by the home inspection
Home Inspection
The process by which an inspector visually examines the readily accessible systems and components of a home and which describes those systems and components in accordance with these Standards of Practice
Household Appliances
Kitchen, laundry, and similar appliances, whether installed or free-standing
Inspect
To examine readily accessible systems and components of a building in accordance with these Standards of Practice, using normal operating controls and opening readily openable access panels
Inspector
A person hired to examine any system or component of a building in accordance with these Standards of Practice
Installed
Attached such that removal requires tools
Normal Operating Controls
Devices such as thermostats, switches or valves intended to be operated by the homeowner
Readily Accessible
Available for visual inspection without requiring moving of personal property, dismantling, destructive measures, or any action which will likely involve risk to persons or property
Readily Openable Access Panel
A panel provided for homeowner inspection and maintenance that is within normal reach, can be removed by one person, and is not sealed in place
Recreational Facilities
Spas, saunas, steam baths, swimming pools, exercise, entertainment, athletic, playground or other similar equipment and associated accessories
Report
To communicate in writing
Representative Number
One component per room for multiple similar interior components such as windows and electric outlets; one component on each side of the building for multiple similar exterior components
Roof Drainage Systems
Components used to carry water off a roof and away from a building
Significantly Deficient
Unsafe or not functioning
Shut Down
A state in which a system or component cannot be operated by normal operating controls
Solid Fuel Burning Appliances
A hearth and fire chamber or similar prepared place in which a fire may be built and which is built in conjunction with a chimney; or a listed assembly of a fire chamber, its chimney and related factory- made parts designed for unit assembly without requiring field construction
Structural Component
A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads)
System
A combination of interacting or interdependent components, assembled to carry out one or more functions
Technically Exhaustive
An investigation that involves dismantling, the extensive use of advanced techniques, measurements, instruments, testing, calculations, or other means
Under-floor Crawl Space
The area within the confines of the foundation and between the ground and the underside of the floor
Unsafe
A condition in a readily accessible, installed system or component which is judged to be a significant risk of personal injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation or a change in accepted residential construction standards
Wiring Methods
Identification of electrical conductors or wires by their general type, such as “nonmetallic sheathed cable” (“Romex”), “armored cable” (“bx”) or “knob and tube”, etc.




BM&H Code of Ethics
1. Inspectors shall avoid conflicts of interest or activities that compromise, or appear to compromise, professional independence, objectivity, or inspection integrity.
A. Inspectors shall not inspect properties for compensation in which they have, or expect to have, a financial interest.
B. Inspectors shall not inspect properties under contingent arrangements whereby any compensation or future referrals are dependent on reported findings or on the sale of a property.
C. Inspectors shall not directly or indirectly compensate realty agents, or other parties having a financial interest in closing or settlement of real estate transactions, for the referral of inspections or for inclusion on a list of recommended inspectors, preferred providers, or similar arrangements.
D. Inspectors shall not receive compensation for an inspection from more than one party unless agreed to by the client(s).
E. Inspectors shall not accept compensation, directly or indirectly, for recommending contractors, services, or products to inspection clients or other parties having an interest in inspected properties.
F. Inspectors shall not repair, replace, or upgrade, for compensation, systems or components covered by ASHI Standards of Practice, for one year after the inspection.

2. Inspectors shall act in good faith toward each client and other interested parties.
A. Inspectors shall perform services and express opinions based on genuine conviction and only within their areas of education, training, or experience.
B. Inspectors shall be objective in their reporting and not knowingly understate or overstate the significance of reported conditions.
C. Inspectors shall not disclose inspection results or client information without client approval. Inspectors, at their discretion, may disclose observed immediate safety hazards to occupants exposed to such hazards, when feasible.

3. Inspectors shall avoid activities that may harm the public, discredit themselves, or reduce public confidence in the profession.
A. Advertising, marketing, and promotion of inspectors’ services or qualifications shall not be fraudulent, false, deceptive, or misleading.
B. Inspectors shall report substantive and willful violations of this Code to BM&H.

BUZBY MORAN AND HICKS BUILDING CONSULTANTS LLC











Master Checklist



Job #__________

Client_______________________________________________
Address______________________ _________________
City________________________________ MI ___________
Date of Inspection__________________________________________
Year Built_____________House Style_______________________
No. Of Bedrooms_____ No. Of Bathrooms_____ Sq. Ft._________
Amenities________________________________________________
_________________________________________________
Builder’s Name_________________________________
Attorney._____________________________Phone No.____________
BM&H Inspector________________________________


Comments_______________________________________________
________________________________________________________

EXTERIOR
Land Grading Satisfactory___ Low Spots___ Needs Regrading___
Landscaping Good___ Fair___ Poor___ Privacy Good___ Fair___ Poor___
Driveway Good___ Fair___ Poor___ Walkways Good___ Fair___ Poor___
Garage Good___ Fair___ Poor___ Attached___ Detached ___ No. Cars___
Decks Good___ Fair___ Poor___ Patios Good___ Fair___ Poor___
Porches Good___ Fair___ Poor___
Retaining Walls Good___ Fair___ Poor___
Roof (Type) Asphalt Shingles___ Slate___ Tile___ Cedar___ Other___
Roof (Condition) Good___ Fair___ Poor___ Sags___
Roof Leaders & Gutters Good___ Fair___ Poor___
Chimney Good___ Fair___ Poor___ Not Plumb___
Exterior Facades (Type) Wood Siding___ Aluminum Siding___ Vinyl Siding___
Stucco___ Stone___ Brick___ Wood Shingles___ Asbestos Cement Shingles___
Exterior Facades (Condition) Good___ Fair___ Poor___ Bulges___
Exterior Trim Good___ Fair___ Poor___
Windows (Type) Single Glazed___ Double Glazed___
Windows (Condition) Good___ Fair___ Poor___
Exterior Doors Good___ Fair___ Poor___
Comments ________________________________________________________________
________________________________________________________________

INTERIOR
Ceilings (Type) Sheetrock___ Plaster___ Paneling___ Acoustic Tiles___ Tin ___
Ceilings (Condition) Good___ Fair___ Poor___ Evidence Of Water Damage___
Cracks___ Peeling Paint___ Needs Repainting___
Walls (Type) Sheetrock___ Plaster___ Paneling___ Wallpaper___
Walls (Condition) Good___ Fair___ Poor___ Cracks___ Peeling Paint___
Needs Repainting___ Needs Removal Of Wallpaper___
Needs Removal Of Paneling___ Evidence Of Water Damage_____________
Floors (Type) Hardwood___ Ceramic Tile___ Marble Tile___ Vinyl___ Carpet___
Slate___ Other___
Floors (Condition) Good___ Fair___ Poor___ Squeaks___ Unlevel___
Closets Adequate___ Inadequate___
Window Treatments Included___ Not Included___ Good___ Fair___ Poor___
Built-In Furniture Included___ Not Included___ Good___ Fair___ Poor___
Ceiling Fixtures Included___ Not Included___ Good___ Fair___ Poor___
Doors Good___ Fair___ Poor___
Source Of Heat In Each Room Yes___ No___
Source Of Air-Conditioning In Each Room Yes___ No___
Comments _____________________________________________________
_______________________________________________________________



ATTIC
Type Walk-up___ Access Via Hatch___ Room For Storage___
Insulation Adequate___ Inadequate___
Ventilation Adequate___ Inadequate___
Evidence Of Past Water Intrusion No___ Yes (Location)_______________
Roof Structure Good___ Fair___ Poor___ Cracked Structure___ Sags___
Comments ___________________________________________________
_____________________________________________________________
_____________________________________________________________

BASEMENT
Type Full___ Partial___ Crawl___ Room For Storage___
Foundation Walls Good___ Fair___ Poor___ Cracks___ Bulges___
Basement Structure Good___ Fair___ Poor___ Cracked Structure___
Sags___ Water/Insect Damage___
Evidence Of Past Water Intrusion No___ Yes (Location)_______________
Sump Pump___ Dehumidifier___
Comments ___________________________________________________
_____________________________________________________________
_____________________________________________________________

KITCHEN
General Condition Good___ Fair___ Poor___ Needs Remodeling ___
Appliances Good___ Fair___ Poor___ Exclusions ______________________
Cabinets & Counters Adequate___ Inadequate___ Good___ Fair___ Poor___
Pantry Space Good___ Fair___ Poor___ Eat In Kitchen ___
Comments ___________________________________________________
_____________________________________________________________
_____________________________________________________________


BATHROOMS
Number Full___ Half___ Condition Good___ Fair___ Poor___ Remodel ___
Fixtures Good___ Fair___ Poor___ Faucets Good___ Fair___ Poor___
Cabinets Good___ Fair___ Poor___ Jacuzzi___ Steam Shower___
Wall Tile Good___ Fair___ Poor___
Fiberglass Enclosures Good___ Fair___ Poor___ Re-tile___
Comments ___________________________________________________
_____________________________________________________________


LAUNDRY
Condition Good___ Fair___ Poor___ Exclusions______________________
Comments_____________________________________________________
______________________________________________________________


HEATING SYSTEM
System Type Steam___ Warm Air___ Hot Water___ Hydroaire___
Heat Pump___ Electric Resistance Heaters___
System Fuel Oil___ Natural Gas___ Propane Gas___ Electric___
System Condition Good___ Fair___ Poor___ Aged___
Number Of Systems/Zones 1___ 2___ 3___ 4___ 5___ 6___ Other___
Oil Tank Visible___ Buried___
Piping/Duct Condition Good___ Fair___ Poor___ Leaks___
Duct Condition Good___ Fair___ Poor___
Evidence Of Asbestos Insulation On Pipes/Ducts Yes___ No___
Heating Source Radiators___ Heating Baseboards___ Heating Registers___
Fireplaces Masonry___ Prefabricated___ Good___ Fair___ Poor___
Comments ____________________________________________________
______________________________________________________________


AIR-CONDITIONING
System Type Central___ Window/Wall Units___
System Condition Good___ Fair___ Poor___ Aged___
Number Of Systems/Zones 1___ 2___ 3___ 4___ 5___ 6___ Other___
Duct Condition Good___ Fair___ Poor___ Asbestos___
Comments ____________________________________________________

ELECTRICAL SYSTEM
Service To House Overhead___ Underground___
Amperage 30___ 60___ 100___ 125___ 150___ 200___
Voltage 110___ 110/220___ Service Panel # of Circuit Breakers___
Electrical Outlets Adequate___ Inadequate___
Lighting Good___ Fair___ Poor___ Exclusions ________________________
Comments ______________________________________________________


PLUMBING SYSTEM
Source Of Water Municipal___ Community___ Private Well___
Private Well Pump, Pressure Tank Good___ Fair___ Poor___
Water Pressure Adequate___ Inadequate___
Domestic Hot Water Source Separate Tank___ Oil Fired___ Gas Fired___
Electric___ Integral With Space Heating System___
Domestic Hot Water Condition Good___ Fair___ Poor___ Aged___
Water Pipes Copper___ Brass___ Steel___ Lead___ Plastic___
Water Pipe Condition Good___ Fair___ Poor___ Leaks___ Asbestos___
Drainage, Waste, Vent Pipes Copper___ Cast Iron___ Steel___ Plastic___
Drainage, Waste, Vent Pipe Condition Good___ Fair___ Poor___
Sanitary Waste Disposal Municipal___ Community___ Private___
Comments ______________________________________________________

Miscellaneous
1. Curb Appeal. Driving up to the home take a look at the overall condition of the property starting from the curb to the landscaping to the home itself.
2. The structure and foundation. Looking at the roofline of the home. Are there any noticeable deflections in the roof? Do the interior & exterior walls appear to be plumb/straight? Any excessive settlement cracks apparent inside the home or out? Do the doors open and close properly?

3. Water control. Does the ground slope away from the foundation of the home? Will gutters, downspouts and drainage pipes carry excess water away from the foundation... or into the crawl space? Is there any evidence of water damage, such as wood rot?

4. The roof. Does the roof appear to be in good shape? Are there visible cracks and or damage to the skylights? Is there water stains or repair to texture and paint at skylight opening(s) within the home. Signs of hail damage?

5. Details. What is the condition of the flooring, ceiling and walls; carpet, tile etc.? Do you see signs of quality workmanship in the finish details?

6. Kitchen & bath fixtures. Signs of leaking fixtures or water damage under the cabinets? Are sinks, toilets and tubs quality fixtures? Do they work properly? Take it for a test drive. Turn on the tub and shower at the same time. Does the water pressure appear to be adequate?

7. Electrical system. Are the receptacles three prongs? Does the home have GFCI protection at all outlets in the bathrooms, kitchens, and other required locations? Are the number and locations of receptacles adequate to the needs of the house? Is the main circuit breaker marked at least "200 amps"?

8. Water heater, plumbing. Is the water heater gas or electric (gas is much more energy efficient)? Is there a date of installation on the water heater? Are the Water supply pipes at the top of the water heater free of corrosion? If the water heater is in the garage; is it 18” from the floor?

9. Heating. Where is the furnace or heater located; attic, appliance closet or garage. What type is it; gas or electric? Are the filters readily accessible; attic, hallway. Do registers (AC grills) look clean? (Sawdust and drywall dust from construction shortnes life of furnace.)

10. Fireplace. Is the fireplace wood burning or does it have gas logs? Does the fireplace have screens or glass doors (doors are more efficient)? Is there a chimney cap on the top of the fireplace?









In 2005 We removed this 1920 cottage and built a new home on Sand Lake MI.















The lot was only forty feet wide. The size of the home that we replaced was 30 feet wide. Working in a tight spot was no problum for the builder we overlooked. Buzby Builder LLC did a great job.

















This is the lakeside of the home on Sand Lake MI.










Buzby Moran & Hicks
Building Consultants LLC
1-517-467-2717
1-517-403-1062



This new kitchen over looks the lake