Every finding is placed in one of three categories. Safety / Major Concern (red) — a safety hazard, or a significant defect that may be costly to correct. Have these addressed promptly by a qualified professional. Recommended Repair (orange) — a defect that should be repaired or further evaluated by a qualified professional. Maintenance Item (blue) — minor repairs and routine upkeep. Not urgent, but worth taking care of.
The colors show priority, not which items matter. Read every item, blue ones included. Every finding has a photo, a plain-English explanation, and who to call. Questions on anything? Call or text 586-522-8733.
Every PreFlight report opens with the conditions on the day I was there: who attended, the weather, and exactly how far the inspection could go. If something limited me, you read it here first, not in the fine print.
This inspection is a non-invasive, visual examination of the readily accessible systems and components of the home, performed on the date of the inspection only. It is not technically exhaustive and will not identify concealed or latent defects. It does not address cosmetic items, code compliance, market value, insurability, or the advisability of purchase, and it is not a warranty or guarantee of any kind.
This home was occupied at the time of inspection. Furnishings and personal belongings limited full visual access to some surfaces and components.
Mold, lead-based paint, asbestos, air quality, wood-destroying organisms, and other environmental hazards are outside the scope of a general home inspection and were not evaluated unless a separate service was specifically contracted. Radon and sewer scope were contracted for this inspection and are reported in their own sections below.
A thermal (infrared) camera was used as a supplemental tool at selected locations, such as the electrical panel, some windows, and areas of suspected concern. This was not a full thermal survey of the home. Thermal imaging shows surface temperature differences only; it does not see through walls and cannot by itself confirm moisture, insulation, or electrical conditions.
Property history, permit records, age of construction, and any distinction between original construction and later additions were not researched. Recommend reviewing the seller disclosure and any available permit records.
No deficiencies were observed in this section at the time of inspection.
The drone goes up on every PreFlight inspection, at no extra charge. You get the whole roof documented — every slope, every vent boot, every flashing — instead of a guess from the driveway.
The roof was inspected from ground level and via drone, per the InterNACHI Standards of Practice, which permit inspection from ground level or the eaves. This method allowed close visual documentation of the roof surface without the risks associated with walking on it.
This is a visual-only inspection of the roof-covering materials. Components that are not visible or accessible — underlayment, decking, fastening, and manufacturer installation details — were not evaluated.
I inspected the roof penetrations from ground level and via drone. I was unable to closely access the flashing and seals at every vent pipe and penetration.
Moss, algae or other organic growth was observed on the roof covering at the shaded slope beside the chimney. Moss holds moisture against the shingle and shortens its life. Recommend cleaning by a qualified contractor and consideration of zinc or copper strips along the ridge.
A pole-mounted GoPro gets into attics that aren't safe to enter. You see the framing, the insulation depth, and the underside of the roof deck without anyone putting a foot through your ceiling.
Portions of the attic were viewed with a pole-mounted camera from the access opening. Camera views are limited by angle, lighting, framing, and insulation depth, and areas outside the camera's view were not evaluated.
Insulation depth and R-value could not be precisely measured in all areas. Estimates are based on visual observation and the depth marker where present.
No deficiencies were observed in this section at the time of inspection.
Exterior findings are where water gets in. Weep holes, flashing, grading and door seals aren't glamorous, but they are the difference between a dry basement and a wet one three winters from now.
Portions of the porch structure were obscured by furniture, planters, and a grill at the time of inspection and were not evaluated.
Grading and drainage were evaluated based on visible conditions at the time of inspection. Performance during heavy or sustained rainfall could not be evaluated.
Weep holes in the masonry veneer were missing or obstructed at several locations along the base course. Weeps drain the cavity behind the veneer; without them water is trapped against the sheathing. Recommend correction by a masonry contractor.
Flashing and trim at the top of the wall covering was improperly installed, which can allow water intrusion behind the wall covering. Correction by a qualified professional is recommended.
A gap is present at the front door threshold, allowing daylight to be visible. Recommend the door latch and sweep be adjusted so the door seals properly against the weatherstripping. This improves energy efficiency and keeps insects and outdoor air out.
Weatherstripping was not present at the exterior door to the garage. Installation is recommended to improve energy efficiency and reduce drafts.
A capped pipe stub protrudes from the brick veneer approximately 18 to 24 inches above grade. This is the original sump pump discharge line and is no longer in service — the sump has since been re-routed (see Plumbing). The interior end of this abandoned line was found closed off with duct tape rather than a proper cap. Duct tape is not a durable or approved closure and can allow water, soil gas, pests, or odor to enter the basement. Recommend a licensed plumber properly cap and seal both ends of the abandoned line, or remove it entirely.
The front step handrail brackets are not secured to the masonry, resulting in a loose handrail that moves under hand pressure. A handrail that cannot support a person's weight is a fall hazard. Recommend a qualified contractor re-anchor the brackets into solid masonry and verify the rail is rigid.
The television mounted on the covered porch stone column was installed with shims behind the mounting bracket, so the mount does not bear fully against the masonry. A mount that is not tight to a solid surface can loosen over time and allow the TV to fall. Recommend a qualified installer re-mount the bracket so it is anchored directly and securely into solid masonry.
Yard maintenance has caused moderate damage to the base of a porch support post. Recommend sealing or sleeving the post base and keeping string trimmers clear of it.
Personal items and stored belongings limited access to and visibility of some areas, walls, and components within the garage.
The photo-eye safety sensors were installed at nearly floor level. Sensors this low can miss a small child or pet in the door path. Raise the sensors to the manufacturer's recommended height (typically 4–6 inches above the floor) and re-test the auto-reverse.
I run everything. Every burner, the oven to temperature, a full dishwasher cycle, the disposal, and a GFCI tester in every countertop receptacle. The photos are the proof.
Each burner and the oven were tested for basic operational function using normal controls. Self-cleaning cycles, timers, and specialized settings were not tested.
The microwave was tested for basic operational function using normal controls.
A representative sample of windows was operated to check for proper function.
Receptacles near the kitchen sink and along the countertop were tested with a GFCI tester and were not GFCI protected. Ground-fault protection at wet locations is a shock-prevention safeguard and has been required at kitchen countertops for decades. Recommend a licensed electrician install GFCI protection (GFCI receptacles or a GFCI breaker) for these circuits.
A cabinet door hinge was loose. Tightening or replacement of the hinge is recommended.
The window shutter panel contacts the faucet when opened, which will wear the finish and can bend the shutter louvers. Recommend adjusting the shutter stop or swapping to a lower-profile faucet.
Personal items and furnishings limited the inspection of some floor, wall, and outlet areas.
Minor cracking is present at a wall corner and at the ceiling line, consistent with normal settling and seasonal material movement. Recommend a handyman patch and repaint as a cosmetic repair; no structural concern was observed.
Every room section opens with overview photos so you can see what I saw — not just the one spot with a problem.
Personal items and furnishings limited the inspection of some floor, wall, and outlet areas.
No deficiencies were observed in this section at the time of inspection.
Tile surrounds were checked with a non-invasive moisture meter at accessible locations. Concealed areas behind tile were not evaluated.
Grout and caulk at the shower surround corners and at the shower valve are deteriorated, cracked, or missing. This can allow water into the wall cavity behind the tile. Recommend re-grouting and re-caulking as needed.
The closet door binds at the frame and is difficult to operate. Recommend a handyman tighten the hinges and plane the edge as needed.
The pop-up sink stopper does not operate from the lift rod. Recommend adjustment or replacement of the stopper linkage.
Washer and dryer are personal property and were not operated as part of this inspection.
No deficiencies were observed in this section at the time of inspection.
The handrail at the base of the stairs was loose and not properly secured to the wall. Repair is recommended to ensure it can support a person's weight in the event of a fall.
Foundations are where buyers get hurt. I don't just photograph a crack — I tell you what kind it is, what it usually means, and what to talk over with your agent before you sign anything.
Finished walls, ceilings, and floor coverings concealed the majority of the foundation and framing. Only the mechanical room and storage areas allowed direct view of the structure.
Stored items in the mechanical and storage areas limited the view of some foundation surfaces.
A vertical crack was observed in the poured concrete foundation wall in the storage area. Vertical cracks are commonly caused by concrete shrinkage. Possible foundation repairs may have been completed to the left of the crack. Recommend requesting foundation repair history from the seller. Recommend sealing and monitoring; if widening, displacement, or water entry occurs, have a structural engineer evaluate.
Wall structure showed signs of water intrusion at more than one location, and a vertical crack running most of the visible wall height sits within an area where foundation repairs were previously performed. Mineral deposits and staining are present along the length of the crack. Staining along a previously repaired crack indicates water has continued to move through it since the repair, which suggests the repair may not be performing as intended. Read together, these indicate moisture is reaching the foundation from an ongoing source rather than a single past event. Recommend the buyer obtain the repair warranty documentation and confirm whether it transfers at closing, then have the original repair contractor evaluate under that warranty before engaging an independent waterproofing contractor.
21 years as a military electrical and avionics inspector. The panel cover comes off on every job, and the thermal camera goes on it.
The dead-front cover was removed and the panel interior was inspected visually. Conductors behind the panel, inside walls, and inside junction boxes were not evaluated.
The panel was scanned with a thermal camera under normal household load. A scan under light load can miss a connection that only heats under heavy demand.
No deficiencies were observed in this section at the time of inspection.
Alarms were tested with the test button only. Sensor response to actual smoke or carbon monoxide was not tested. Alarms more than 10 years old should be replaced regardless of test result.
No deficiencies were observed in this section at the time of inspection.
The furnace heat exchanger is not visible without disassembly and was not evaluated. A combustible gas detector was used at the cabinet and gas piping; no leaks were detected.
The air conditioner was operated because outdoor temperature allowed it. Cooling systems are not operated below 60 °F to prevent compressor damage.
The outdoor condenser and the indoor evaporator coil are of different vintages and do not appear to be a factory-matched pair. The condenser is a newer 3-ton, 13 SEER unit; the evaporator coil is original to the furnace installation. When a condenser is replaced without the indoor coil, the combination is generally not an AHRI-certified match: published efficiency applies only to certified combinations, real-world efficiency and dehumidification are typically lower, and the manufacturer's warranty on the newer equipment can be affected. The system operated and responded to the thermostat. Recommend a licensed HVAC contractor verify the combination against AHRI listings and advise whether coil replacement is warranted. Request installation records for the condenser from the seller.
Duct joints at the trunk line were unsealed. Leakage at joints wastes conditioned air and can depressurize parts of the home. Recommend sealing with mastic or UL-181 foil tape by a qualified contractor.
The air filter was dirty at the time of inspection. A restricted filter reduces airflow, lowers efficiency, and can cause equipment to overheat or freeze. Replace the filter and establish a routine schedule — typically every one to three months depending on filter type.
The insulation on the refrigerant suction line was deteriorated where it enters the house. Uninsulated lines reduce efficiency and cause condensation. Recommend replacing the line insulation.
Plumbing is where the Safety items live on most reports. Water heaters, gas clearances, and sump routing get checked on every inspection — and I measure hot water temperature at the tap rather than trusting the dial.
The well pump, casing, and water quality were not evaluated. Recommend a water quality test through the county health department or a certified lab for any home on a private well.
The tank interior, anode, and burner condition are not visible and were not evaluated.
The temperature and pressure relief (TPR) valve discharge tube shows heavy corrosion and mineral buildup at the outlet, with water staining on the floor, indicating repeated discharge. No thermal expansion tank is present on this closed (well-supplied, softener-equipped) system. Repeated discharge can indicate a failing valve, excessive pressure, or thermal expansion, and discharge water is collecting at the tank base. Recommend a licensed plumber evaluate and replace the TPR valve as needed, test static water pressure, install an expansion tank, and correct the discharge termination.
Plastic sheeting on the basement wall is in contact with the gas water heater at the base of the tank, near the burner compartment and combustion-air inlet openings. Combustible materials must be kept clear of gas appliances per the manufacturer's listed clearances, and combustion-air openings must remain unobstructed. Restricted combustion air can cause incomplete combustion, carbon monoxide production, or burner malfunction. Recommend a qualified contractor trim and secure the sheeting clear of the appliance and verify clearances per the unit's rating plate.
Hot water at the kitchen sink measured 130 °F with a probe thermometer. Water above 120 °F can cause scald burns in seconds, and young children and older adults are most at risk. Recommend lowering the water heater setting so delivered hot water does not exceed 120 °F, and re-checking at a faucet after the adjustment.
No drip pan was present under the water heater. In the event of a tank failure, this can result in water damage to the surrounding finished area. Recommend installation by a qualified plumber.
The sump pump discharges into the building's main sanitary drain — the same line that carries waste from the kitchen, bathrooms and laundry. The original exterior discharge line has been abandoned and capped at the exterior wall (see Exterior 4.1.1). Routing groundwater into a sanitary-only sewer is not permitted under the Michigan Plumbing Code, and municipalities throughout Metro Detroit work actively to eliminate these connections because they overload the sanitary system during heavy rain and contribute to sewer backups into basements. This arrangement also sends the sump's full discharge through the sewer lateral, which was separately scoped and found to have root intrusion and a displaced joint. Recommend a licensed plumber re-route the sump discharge to an approved exterior termination well away from the foundation, and verify requirements with the municipality prior to closing.
A sump discharge line terminates at a broken pipe adjacent to the foundation, so the water the pump removes is returned to the soil against the wall. Recommend extending the discharge to a point at least 6 feet from the foundation and sloping away.
The sump pump has no battery backup or alternate power source. Power outages in Metro Detroit commonly coincide with the heavy rain that makes the pump most necessary. Recommend installing a battery backup pump or confirming the standby generator circuit covers the sump.
Gas fireplaces were operated with the wall switch/remote to verify ignition and flame. Venting, log placement, and internal components were not evaluated. Recommend annual service by a qualified technician.
No deficiencies were observed in this section at the time of inspection.
The generator was observed in standby and during its exercise cycle only. It was not load tested, and the transfer switch was not operated. Recommend the seller provide service records and a demonstration before closing.
No deficiencies were observed in this section at the time of inspection.
A 48-hour continuous radon test with a calibrated SunRADON monitor, run to EPA protocol. You get the hour-by-hour data, not just a number — and a plain-English answer about what to do with it.
The average radon concentration measured during this test is below the EPA action level of 4.0 pCi/L, but at or above 2.0 pCi/L. No corrective action is required at this level. The EPA advises that homeowners consider reducing radon when levels fall between 2.0 and 3.9 pCi/L, since no level of radon exposure is considered completely risk-free. Levels fluctuate with weather, season and ventilation, so a result in this range may test higher at another time of year. Retesting every few years is recommended, and a mitigation system can be installed at any point if you choose to reduce exposure further.
Hourly readings over the 48-hour test period. EPA average (first 4 hours excluded): 2.7 pCi/L. Sample data shown for illustration.
Under EPA protocol for real estate transactions, a home should not be mitigated on the basis of a single short-term test. Radon levels fluctuate with weather, season, barometric pressure, and ventilation. A follow-up test is recommended to confirm any elevated result before a mitigation decision is made.
Closed-house conditions were requested for at least 12 hours before and throughout the test: windows and exterior doors closed except for normal entry and exit, and whole-house or window fans not operated. The inspector is not present during the test and relies on the occupants to maintain these conditions; the monitor's motion log is reviewed for disturbance.
Sewer laterals are buried, invisible to a standard inspection, and among the most expensive things in a house to replace. The camera goes from the cleanout to the main, the whole run is recorded, and every distance is called out so a contractor can find it.
Excerpt from the recorded run — approaching the displaced joint and root ball at 30 ft. The full video is delivered with every sewer scope.
The lateral appears to have been recently cleaned with a blade cleaner. I noted one joint displacement with the client at approximately 30 feet from the cleanout, with a root ball present at that joint. Because of the recent cleaning the roots are not restricting flow at this time, but roots re-enter at the same joint and will return. Recommend routine blade cleaning on a regular interval and re-scoping the line in a few years to confirm the joint has not worsened. I did not observe any rubber couplings that could be damaged by blade cleaning; however, I recommend the cleaning company make its own assessment prior to maintenance of any kind.
A root ball was observed entering the line at a displaced joint approximately 30 feet from the cleanout. The line was recently cleaned with a blade cleaner, which removed most of the root mass, so flow is not restricted at this time. Roots re-enter at the same joint and will regrow — the current clear condition reflects the recent cleaning, not a root-free line. Recommend keeping the lateral on a routine cleaning schedule, considering a foaming root-control treatment applied by a plumber, and re-scoping after cleaning to confirm the joint has not separated further or broken.
A displaced joint was observed approximately 31 feet from the cleanout, where one pipe section sits higher than the next. The offset itself is small and is not restricting flow, but it is the point at which roots are entering the line. Recommend monitoring during periodic inspections and keeping the lateral on a routine cleaning schedule. Correction of the joint would be warranted if the offset worsens, begins to trap debris, or if root regrowth can no longer be controlled by cleaning alone.
A sewer scope is a visual inspection of the interior of an accessible sewer line at a single point in time. It does not evaluate the exterior of the pipe, the bedding or backfill around it, the depth of the line, or any portion the camera could not reach or see because of water, debris, roots, or pipe geometry. It is not a hydrostatic pressure test, a dye test, or a flow-capacity test, and it does not determine code compliance. Distances are read from the reel counter and are approximate.
The report describes what was observed and what it typically means. Repair recommendations, cost, and method are the responsibility of the licensed contractor who evaluates the line. PreFlight Home Inspections LLC does not perform sewer repairs and has no financial interest in any repair recommendation.
Buyer inspections from $449 · Radon $175 with inspection · Sewer scope $199 with inspection · Complete bundle $749. Pay at close available ($75 program fee).
