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1234 Main St.
Denver, CO 80216
12/11/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
96
Items Inspected
22
Maintenance item
17
Recommendations
12
Safety hazard

1 - Inspection Details

In Attendance
Client, Client's Agent, Sewer Scope Technician
Occupancy
Furnished
Orientation
Front of home faces north
Style
Multi-level
Temperature (approximate)
47 Fahrenheit (F)
Type of Building
Detached, Single Family
Weather Conditions
Cloudy
Overview: Understanding Your Home Inspection Report

At Alpine Building Performance, it's our mission to protect your investment and to ensure your health, comfort and safety through our inspection services. By providing highly detailed, professional, and thorough reporting, we aim to equip you with both the critical information needed to support a smooth transaction now, and for maintenance information on your property for years to come. Our reporting structure is broken down into 3 categories:

1. Maintenance Items (Blue)

2. Recommendations (Orange)

3. Health and Safety (Red)

Whether your property is new or old, our detailed approach to inspections consistently results in multiple findings in the above 3 categories. We understand that it can be alarming to see so many items on your report. No home is perfect and we want to empower you with as much detail and information on your home as possible, while not overwhelming you with a multitude of "Recommendations". The maintenance items in blue are listed as maintenance notes to improve your property and are not high priority. The recommendations in orange should be considered in more detail and the health and safety items in red are certainly the highest priority. As always, please do not hesitate to contact us with any questions regarding the contents of your report, or our services at large. It's been our pleasure working with you and we greatly value your business. 

Overview: Alpine Building Performance, LLC - Client Resources

Alpine Building Performance strives to ensure that every homeowner is empowered when it comes to understanding and getting the most out of your home. Click here to view the ABP resources page.

The resource page includes our very ownResidential Energy Efficiency Resource Guide that provides front range homeowners with access to all available incentives for energy efficiency improvements and upgrades. The resource page also includes a link to the InterNACHI Life Expectancy Chart which provides typical life expectancies of all home components, materials and systems.

2 - Roof

IN NI NP R
2.1 Underlayment X
2.2 Coverings X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
2.5 Roof Drainage Systems X X
Inspection Method
Roof, Ground, Ladder, Upstairs Window
Roof Type/Style
Gable
Underlayment: Underlayment Material
#15 Felt paper
Roof Drainage Systems: Gutter Material
Galvanized steel
Underlayment: Underlayment Disclaimer
The underlayment was mostly hidden beneath the roof-covering material. The inspector was able to view edges only at representative areas around the perimeter of the roof. It was not inspected and the Inspector disclaims responsibility for evaluating its condition.
Coverings: Material
Asphalt - Shingle
Flashings: Material
Galvanized Steel
Flashings: General Flashing Description
Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).
Skylights, Chimneys & Other Roof Penetrations: Photos
Roof Drainage Systems: The Importance of Downspout Extensions

Ensuring that your downspouts are properly extended and directed away from the foundation is critical for every home. Not only do proper downspout extensions help prevent moisture intrusion through the foundation, but can also prevent structural issues caused by saturated soils. Refer to the image below for a visual guide to proper downspout extension installation.

Roof Drainage Systems: Daylight Location Not Identified

The downspout runout discharge or "daylight" locations were not identified at the time of inspection. Recommend further evaluation to ensure that gutter downspouts are carrying water away from the home once underground. 

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
2.5.1 - Roof Drainage Systems

Downspout runout needs extension

Downspout extensions are recommended to discharge roof drainage a minimum of 6 feet from the foundation. Downspout extensions are a simple improvement that have a great impact on preventing water accumulation and intrusion around the foundation. 

Wrenches Handyman

3 - Exterior

IN NI NP R
3.1 Walkways, Patios & Driveways X X
3.2 Siding, Flashing & Trim X X
3.3 Eaves, Soffits & Fascia X
3.4 Exterior Doors X X
3.5 Windows X
3.6 Decks, Balconies, Porches & Steps X
3.7 Vegetation, Grading, Drainage & Retaining Walls X X
3.8 Exterior Electrical X
3.9 Exterior Plumbing X
3.10 Fence/Gate X X
3.11 Landscape Irrigation X
3.12 Outbuildings X
3.13 Window Wells X
Decks, Balconies, Porches & Steps: Material
Concrete
Walkways, Patios & Driveways: Walkway, Patio & Driveway Material
Concrete, Tile on Concrete
Siding, Flashing & Trim: Siding Material
Brick Veneer, Fiber Cement
Exterior Doors: Exterior Entry Door
1/2 - Lite Wood
Inspection Method
Visual, From ground, Ladder, From Roof
Windows: Exterior Windows

This section is intended to address the exterior elements of the homes windows and associated components such as the exterior window sill, sashes and trim. Operation and functionality of the windows, along with the interior facing conditions are addressed in the "Doors, Windows & Interior" section of this report.

Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch, Covered patio
Landscape Irrigation: Disclaimer - Irrigation System Inspection Beyond Scope

The home was equipped with a landscape irrigation system. Inspection of irrigation systems lies beyond the scope of the General Home Inspection and the Inspector did not inspect the system.  You may wish to have this system inspected by a qualified irrigation or landscape contractor before the expiration of your Inspection Objection Deadline. Remember to have the irrigation system winterized before weather cold enough to cause freeze damage arrives.

Landscape Irrigation: Irrigation System Main Valve Location

The main water supply control valve for the irrigation system is located beside the main supply valve to the home. 

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
3.1.1 - Walkways, Patios & Driveways

Driveway - Common Cracks

Common cracks (1/4-inch or less) were visible in the driveway. Cracks exceeding 1/4 inch should be filled with an appropriate material to avoid continued damage to the driveway surface from freezing moisture.
 
 
House front Driveway Contractor
$
Credit
Comment
3.1.2 - Walkways, Patios & Driveways

Patio - No seal at exterior wall
Rear patio - SW

The joint at which the patio met the exterior walls was not sealed. Saturation of soil near the foundation can create a variety of problems depending on soil type. The Inspector recommends that the joint at which the driveway met the exterior walls should be protected by a sealant that will need to be maintained.

 

Tools Handyman/DIY
$
Credit
Comment
3.2.1 - Siding, Flashing & Trim

Brick Deterioration - Needs Sealing
Garage Exterior

A bottom course of brick is damaged and deteriorated from exposure to moisture over the years. Recommend sealing the brick to prevent further moisture uptake and deterioration. 

 

Brick Masonry, Concrete, Brick & Stone
$
Credit
Comment
3.2.2 - Siding, Flashing & Trim

Caulking needed - past service life

Exterior caulking has dried, cracked and separated. The caulk is no longer functioning as intended and needs to be re-caulked to ensure proper protection of exterior siding elements.

Paint roller Painting Contractor
$
Credit
Comment
3.4.1 - Exterior Doors

Door Is Misaligned and Has damaged striker plate
Dining Room

Door does not close or latch properly. Recommend qualified handyman adjust strike plate and/or lock.

Here is a DIY troubleshooting article on fixing door issues. 

Door Door Repair and Installation Contractor
$
Credit
Comment
3.4.2 - Exterior Doors

Door sticks - adjustment needed
Front door

An exterior door was sticking and difficult to operate due to misalignment within the frame. Recommend adjustment.

Wrenches Handyman
$
Credit
Comment
3.4.3 - Exterior Doors

Striker plate - damaged
Exterior Dining Room

An exterior door striker plate was damaged at the time of inspection. Recommend repair for proper door closing and locking.

Wrenches Handyman
$
Credit
Comment
3.4.4 - Exterior Doors

No Latch Plate

No latch plate was installed at the deadbolt latch hole at the time of inspection. Recommend installation of latch plate for proper function and performance.

Wrenches Handyman
$
Credit
Comment
3.7.1 - Vegetation, Grading, Drainage & Retaining Walls

Dying Tree
Exterior West

A dying tree on the property will eventually fall or be blown over by wind and may cause injury or damage. The Inspector recommends removal of the tree for safety reasons.

 

Yard scissors Tree Service
$
Credit
Comment
3.10.1 - Fence/Gate

Leaning

The fence structure was leaning significantly at the time of inspection. Recommend repair of the leaning areas to restore full functionality of the fence. 

Hammer Carpentry Contractor

4 - Garage

IN NI NP R
4.1 Ceiling X
4.2 Floor X
4.3 Walls & Firewalls X
4.4 Garage Door X X
4.5 Garage Door Opener X
4.6 Occupant Door X X
Garage Door: Type
Automatic
Garage Door: Material
Insulated, Steel
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
4.4.1 - Garage Door

Auto Reverse Contact Sensor Not Working Properly

The auto reverse pressure sensor was not responding at time of inspection. This is a safety hazard to children and pets. Recommend a qualified garage door contractor evaluate and repair/replace. 

Garage Garage Door Contractor
$
Credit
Comment
4.4.2 - Garage Door

Optical safety sensor loose

One of the optical safety sensors was loose, and may lead to improper function. This will present a safety danger if the sensor does not properly function. Recommend that a qualified professional repair safety devices.

For an ABP video explanation of this topic, Click here.

Garage Garage Door Contractor
$
Credit
Comment
4.6.1 - Occupant Door

Door Does Not Meet Separation Requirements

Door separating garage and home does not meet safety standards. Doors in firewalls must be at least 1 3/8-inch thick, metal/steel, or a 20-minute fire-rated door. 

Door Door Repair and Installation Contractor
$
Credit
Comment
4.6.2 - Occupant Door

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges, or adjust self closing hinges if they are present but not functioning properly.

DIY Resource Link.

Door Door Repair and Installation Contractor

5 - Attic, Insulation & Ventilation

IN NI NP R
5.1 Attic Access X
5.2 Attic Insulation X X
5.3 Wall Insulation X
5.4 Flooring Insulation X X
5.5 Vapor Retarders (Crawlspace or Basement) X X
5.6 Attic Ventilation X X
5.7 Exhaust Systems X X
Attic Insulation: Inspection Method
Attic, Infrared Imaging
Wall Insulation: R-Value (Thermal Insulation Level)
Unknown - No Access, Infrared Imaging
Flooring Insulation: R-Value (Thermal Insulation Level)
R-0 - No Insulation
Exhaust Systems: Exhaust Fans
Fan Only
Attic Access : Attic Access Method
Pull Down Stairs


Flooring Insulation: Flooring Insulation
None
Attic Insulation: R-Value (Thermal Insulation Level)
R-15
Attic Insulation: Insulation Type
Blown, Fiberglass
Attic Ventilation: Ventilation Type
Gable Vents, Passive, Soffit Vents, Thermostatically Controlled Fan
Wall Insulation: Wall Insulation Not Accessible

Inspection of the wall insulation was limited due to lack of access and coverage of interior wall surfaces. 

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
5.2.1 - Attic Insulation

Comfort and Efficiency Recommendation - Thermal Bypass
Attic

A thermal bypass was observed. A thermal bypass allows for unconditioned air to move into an area of conditioned space, or a space that should be sealed off from unconditioned areas. Recommend having this bypass sealed and insulated by a qualified home performance contractor.

House construction Insulation Contractor
$
Credit
Comment
5.2.2 - Attic Insulation

Comfort and Efficiency Recommendation-Insufficient Insulation

Insulation depth was inadequate. Modern energy efficiency standards suggest a minimum of R-38 insulation (around 12" of blown insulation) up to R-60 (about 18" of blown insulation). Sufficient attic insulation is one of the most impactful measures that can be taken to improve occupant comfort and reduce energy demands. Insulation is relatively inexpensive and can qualify for rebates from local utilities if eligibility is met. Recommend a qualified attic insulation contractor install additional insulation.

House construction Insulation Contractor
$
Credit
Comment
5.2.3 - Attic Insulation

Wasps Nest
Attic eve - North

A wasps nest was visible in the attic at the time of inspection. The nest was not active at the time of inspection, but may be due to the season. The Inspector recommends nest removal by a qualified contractor.

 

Pest control Pest Control Pro
$
Credit
Comment
5.4.1 - Flooring Insulation

Comfort And Efficiency Recommmendation-Uninsulated Floor
Crawlspace

The sub-floor and foundation wall is uninsulated. Adding insulation in the form of fiberglass batts would help to improve thermal comfort and efficiency.

House construction Insulation Contractor
$
Credit
Comment
5.5.1 - Vapor Retarders (Crawlspace or Basement)

Vapor Barrier - Not Sealed at Seams

Vapor barrier is not sealed at the seams and at the foundation wall. This can result in unwanted moisture and soil gasses such as radon infiltrating the crawlspace through and around gaps and unsealed seams in the plastic barrier. Recommend that an insulation or crawlspace contractor seal the vapor barrier to create a continuous seal. 

House construction Insulation Contractor
$
Credit
Comment
5.5.2 - Vapor Retarders (Crawlspace or Basement)

Sediment Deposit

Sediment deposit on the top of the crawlspace vapor barrier indicates past water infiltration and evaporation or removal. Recommend consulting with the previous owner to determine moisture intrusion history.

Contractor Qualified Professional
$
Credit
Comment
5.7.1 - Exhaust Systems

Dryer vent - potential for obstruction
Exterior East

Dryer vent was close the the exterior ground. If mulch is to accumulate, then exhaust air flow may be hindered. Recommend continued monitoring to ensure proper exhaust flow.

Tools Handyman/DIY

6 - Basement, Foundation, Crawlspace & Structure

IN NI NP R
6.1 Foundation X
6.2 Basement X
6.3 Crawlspace X
6.4 Floor Structure X
6.5 Wall Structure X
6.6 Ceiling Structure X
6.7 Roof Structure X X
Inspection Method
Attic Access, Infrared, Visual, Basement, Exterior
Wall Structure: Wall Construction Type
Wood 2x4
Foundation: Material
Concrete
Floor Structure: Sub-floor
Plywood
Floor Structure: Basement/Crawlspace Floor
Concrete
Roof Structure: Roof Sheathing Material
Plywood
Floor Structure: Material
Steel I-Beams, Wood Joist
Roof Structure: Roof Structure
Rafter

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
6.7.1 - Roof Structure

Moisture Damage and Possible Microbial Growth
Attic Northeast

Evidence of past water intrusion, associated moisture, and visible apparent microbial growth was noted in one localized area of the underside of the roof deck surface at the NE eve..  The moisture damage and staining appeared to be caused by roof leakage, potentially from ice damning, or the possibility of ventilation issues. It's most likely that the microbial growth is not currently active, and although present, dead. Recommend further evaluation of the area to determine the exact cause a need for remediation. Recommend mold testing of the affected areas to determine the status of the apparent microbial growth 

Mold Environmental Contractor

7 - Plumbing

IN NI NP R
7.1 Main Water Shut-off Device X
7.2 Water Supply and Distribution Systems X
7.3 Plumbing Fixtures X X
7.4 Drain, Waste, & Vent Systems X
7.5 Hot Water Systems, Controls, Flues & Vents X X
7.6 Fuel Storage & Distribution Systems X
7.7 Sump Pump X
7.8 Radon Mitigation System X
Filters
None
Water Source
Public
Water Supply and Distribution Systems: Distribution Material
Copper
Drain, Waste, & Vent Systems: Material
Copper, ABS
Hot Water Systems, Controls, Flues & Vents: Water Heater Age - Year Manufactured
2008
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Natural Gas
Hot Water Systems, Controls, Flues & Vents: Location
Basement, Mechanical room
Hot Water Systems, Controls, Flues & Vents: Capacity
50gal
Sump Pump: Location
No Sump Pump Installed
Water Supply and Distribution Systems: Water Supply Material
Copper
Fuel Storage & Distribution Systems: Gas Shut-Off Locations
Gas Meter
Fuel Storage & Distribution Systems: Gas Type
Natural Gas
Main Water Shut-off Device: Location
Basement, North
Hot Water Systems, Controls, Flues & Vents: Water Heater Data Plate and Photos
Hot Water Systems, Controls, Flues & Vents: Manufacturer
GE

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.

Here is a nice maintenance guide from Lowe's to help.

Hot Water Systems, Controls, Flues & Vents: Combustion safety test conducted

Combustion safety testing was performed on the water heater to ensure that the combustion gasses are drafting properly into the venting system, and not backdrafting into the home. At the time of inspection, the water heater passed spillage testing and was observed to be in safe operating condition. 

Hot Water Systems, Controls, Flues & Vents: Homeowner Resource - Water Heater Maintenance

The expected service life on a water heater is 6-12 years. Once installed, they dont need constant attention. However, they do require maintenance to keep them running at peak efficiency.

Click here for a guide to water heater maintenance.

Fuel Storage & Distribution Systems: No Gas Leaks Detected

All accessible fuel lines were checked for leakage. No gas leaks were detected at the time of inspection.

Radon Mitigation System: Radon Mitigation System Type
active sub-slab depressurization

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
7.3.1 - Plumbing Fixtures

Kitchen sink sprayer - Improper Function
Kitchen Sink

The kitchen sprayer, when engaged, turns the water flow off. It's speculated that this is due to an odd functional byproduct of higher water pressure, but further recommendation by a plumber would be recommended for accurate analysis. 

Pipes Plumbing Contractor
$
Credit
Comment
7.5.1 - Hot Water Systems, Controls, Flues & Vents

Pipe Corrosion - Dissimilar Metals

Corrosion visible on water pipes connected to this water heater appeared to be the result of dissimilar metals in contact with each other. This condition can cause galvanic corrosion. The Inspector recommends installation of a dielectric union by a qualified plumbing contractor to help prevent further corrosion, deterioration and/or leakage made possible by this condition.

Pipes Plumbing Contractor
$
Credit
Comment
7.5.2 - Hot Water Systems, Controls, Flues & Vents

Near End of Service Life

The water heater showed normal signs of wear and tear, and is nearing the end of its expected 6-12 year service life. Recommend monitoring it's effectiveness and replacing in the near future.

Pipes Plumbing Contractor

8 - Electrical

IN NI NP R
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X X
8.4 Lighting Fixtures, Switches & Receptacles X X
8.5 GFCI & AFCI X X
8.6 Smoke Alarms X X
8.7 Carbon Monoxide Detectors X
8.8 Security system X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
No subpanel
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Conduit, Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Exterior SW
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Siemens
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Electric Service Capacity
150 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire Material
Aluminum, Copper
GFCI & AFCI: What is a GFCI?

A ground-fault circuit interrupter, or GFCI, is a device used in electrical wiring to disconnect a circuit when unbalanced current is detected between an energized conductor and a neutral return conductor.Such an imbalance is sometimes caused by current "leaking" through a person whois simultaneously in contact with a ground and an energized part of the circuit, which could result in lethal shock.GFCIs are designed to provide protection in such a situation, unlike standard circuit breakers, which guard against overloads, short circuits and ground faults.


Click here to read the expanded article at Nachi.org.

Source - International Association of Certified Home Inspectors

Smoke Alarms: A Guide to Properly Installing Smoke Alarms
  • Choose smoke alarms that have the label of a recognized testing laboratory.
  • Install smoke alarms inside each bedroom, outside each sleeping area and on every level of the home, including the basement.
  • On levels without bedrooms, install alarms in the living room (or den or family room) or near the stairway to the upper level, or in both locations.
  • Smoke alarms installed in the basement should be installed on the ceiling at the bottom of the stairs leading to the next level.
  • Smoke alarms should be installed at least 10 feet (3 meters) from a cooking appliance to minimize false alarms when cooking.
  • Mount smoke alarms high on walls or ceilings (remember, smoke rises). Wall-mounted alarms should be installed not more than 12 inches away from the ceiling (to the top of the alarm).
  • If you have ceilings that are pitched, install the alarm within 3 feet of the peak but not within the apex of the peak (four inches down from the peak).


To read more about fire safety and proper installation of smoke alarms, click here.

Source: National Fire Protection Assn

Smoke Alarms: A Guide to Smoke Alarm Maintenance
  • Smoke alarms should be maintained according to manufacturers instructions.
  • Test smoke alarms at least once a month using the test button.
  • Make sure everyone in the home understands the sound of the smoke alarm and knows how to respond.
  • Follow manufacturers instructions for cleaning to keep smoke alarms working well. The instructions are included in the package or can be found on the internet.
  • Smoke alarms with non-replaceable 10-year batteries are designed to remain effective for up to 10 years. If the alarm chirps, warning that the battery is low, replace the entire smoke alarm right away.
  • Smoke alarms with any other type of battery need a new battery at least once a year. If that alarm chirps, warning the battery is low, replace the battery right away.
  • When replacing a battery, follow manufacturers list of batteries on the back of the alarm or manufacturers instructions. Manufacturers instructions are specific to the batteries (brand and model) that must be used.The smoke alarm may not work properly if a different kind of battery is used.


To read more about fire safety and proper installation of smoke alarms, click here.

Source: National Fire Protection Assn

Carbon Monoxide Detectors: Carbon Monoxide Detectors Required By Law In Colorado

All single and multi-family residences that have a fuel burning heater or appliance, a fireplace, or an attached garage must have a carbon monoxide detector.

Carbon Monoxide Detectors: Health and Safety - Continuous CO Monitoring

Alpine Building Performance, LLC takes the potential presence of CO seriously. Carbon Monoxide (CO) levels were continuously monitored throughout the course of the inspection. CO monitoring is conducted during all Alpine Building Performance home inspections as a health and safety assurance to the current and future occupants of the building. No atmospheric CO was detected during the course of the inspection.

Carbon Monoxide Detectors: Homeowner Resource - A Guide to Carbon Monoxide (CO) and CO Detectors

Carbon Monoxide is a colorless, odorless toxic gas produced by furnaces and boilers during the combustion process. This gas is especially dangerous because its presence can only be detected by specialized instruments. You can't see it or smell it.Inefficient combustion, such as that caused by furnaces and boilers with components that are dirty or out of adjustment can create elevated levels of Carbon Monoxide in exhaust gasses. Carbon Monoxide can cause sickness, debilitating injury, and even death. Carbon Monoxide detectors are inexpensive and installing one in a home with a furnace or boiler is recommended. Detectors should not be placed next to heating appliances like furnaces and boilers, but should be placed to protect living and sleeping areas.

It's important to note that most carbon monoxide detectors only sound an alarm when dangerously high levels of CO are detected for an extended period of time. For this reason, it's recommended that ultra sensitive, low level CO monitors be installed for the greatest level of protection.

To view an example of a low level CO monitor, click here.

For more detailed information regarding the dangers of CO and proper protection, click here.

Security system: Security System Inspection - Outside the Scope of a Standard Home Inspection

Inspection of low voltage electrical systems, including the home security system if present, is outside the scope of a standard home inspection. 

Since these systems are beyond the scope and expertise of Alpine Building Performance, we have partnered with Secure 24, and authorized ADT dealer to help assist clients with security system needs.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
8.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Labels Difficult To read

The circuit label panel is fading and becoming difficult to read. Recommend re-labeling the panel before the text becomes illegible. 

Tools Handyman/DIY
$
Credit
Comment
8.3.1 - Branch Wiring Circuits, Breakers & Fuses

2 Aluminum Branch Circuits
1st Floor, 2nd Floor lights ans receptacles

Aluminum wire appears to be installed on 2 branch electrical circuits in the subject premises. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://www.cpsc.gov/ . It is recommended that the electrical system be evaluated by a licensed electrician.

Electric Electrical Contractor
$
Credit
Comment
8.3.2 - Branch Wiring Circuits, Breakers & Fuses

Open Electric Junction Box
Attic

An electrical junction box was not properly enclosed and had exposed wiring.  This is a safety/shock hazard and needs to be remedied by a licensed electrician.

Electric Electrical Contractor
$
Credit
Comment
8.4.1 - Lighting Fixtures, Switches & Receptacles

Damaged Receptacle
2nd Floor North Bedroom

A receptacle was physically damaged. The receptacle poses a potential shock hazard and should be replaced even if currently functional.

Electric Electrical Contractor
$
Credit
Comment
8.4.2 - Lighting Fixtures, Switches & Receptacles

Open Ground
Dining Room

An electrical receptacle had an open ground. Other receptacles in the home were grounded. This receptacle should have a functional equipment grounding conductor installed by qualified electrical contractor.
 
Electric Electrical Contractor
$
Credit
Comment
8.5.1 - GFCI & AFCI

No GFCI Protection Installed - Specific Location
Kitchen

No ground fault circuit interrupter (GFCI) protection was provided at this location at the time of inspection. Although GFCI protection may not have been required in this location at the time the home was built, for safety reasons, the Inspector recommends that electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.This can be achieved relatively inexpensively by:

1. Replacing an individual standard receptacle with a GFCI receptacle.

2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle.

3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

Here is a link to read about how GFCI receptacles keep you safe.

Electric Electrical Contractor
$
Credit
Comment
8.5.2 - GFCI & AFCI

Non Functioning GFCI
2nd Floor Bathroom

A ground fault circuit interrupter (GFCI) electrical receptacle did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.

Electric Electrical Contractor
$
Credit
Comment
8.6.1 - Smoke Alarms

Safety Recommendation - Install Additional Smoke Alarms
Within bedrooms

The amount of smoke alarms observed in the home at the time of inspection is inadequate by accepted safety standards. The National Fire Alarm and Signaling Code requires as a minimum that smoke alarms be installed inside every sleep room (even for existing homes) in addition to requiring them outside each sleeping area and on every level of the home.

Tools Handyman/DIY

9 - Heating

IN NI NP R
9.1 General X
9.2 Equipment X
9.3 Furnace Disconnect X
9.4 Combustion Air X
9.5 Thermostat X
9.6 Vents, Flues & Chimneys X
9.7 Air Filter Size and Location X
9.8 Gas/LP Firelogs & Fireplaces X
9.9 Solid Fuel Heating Device (Fireplace, Woodstove) X X
Equipment: Brand
Payne
Equipment: Energy Source
Natural Gas
Equipment: Furnace Age - Year Manufactured
2007
Equipment: Heat Type
Forced Air Furnace
Thermostat: Thermostat Location
Dining room
Air Filter Size and Location: Air Filter Size
20x24x4
Thermostat: Thermostat Type
Non-Programmable
General: Disclaimer - Heating System Inspection
Inspection of home heating systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Heating system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.

The general home inspection does not include any type of heating system warranty or guaranty. Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor.
Inspection of heating systems typically includes:
- system operation: confirmation of adequate response to the thermostat;
- proper location;
- proper system configuration;
- component condition
- exterior cabinet condition;
- fuel supply configuration and condition;
- combustion exhaust venting;
- air distribution components;
- proper condensation discharge; and
- temperature/pressure relief valve and discharge pipe: presence, condition, and configuration.
General: HVAC Servicing and Routine Maintenance
The Inspector recommends that furnace cleaning, service and certification be routinely performed by a qualified HVAC contractor. Seasonal maintenance by a qualified HVAC contractor will ensure proper function and efficiency while helping to prolong equipment life.
General: HVAC System Equipped with Central Humidifier
The HVAC system is equipped with a central humidifier. The inspector recommends having the central humidifier further inspected and serviced by a licensed HVAC professional. Click here to learn more about central humidifiers, including:

-Benefits
-How they work
-Maintenance
-Other tips
General: Xcel Energy Smart Thermostat Program
Xcel Energy offers rebates to incentivize the use of "smart" thermostats. Smart thermostats, which are wi-fi enabled, help to reduce energy consumption and comfort through increased occupant control and monitoring. Click here to learn more about the Xcel Energy Smart Thermostat rebate program.
Equipment: Heating System Data Plate and Photos
Equipment: AFUE Rating
80 AFUE

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Furnace Disconnect: Disconnect OK

The electrical disconnect for the furnace was properly located and installed and in serviceable condition at the time of the inspection.

Furnace Disconnect: Homeowner Resource - What is a Furnace Disconnect Switch?

A furnace disconnect switch is a dedicated power disconnect for the furnace. This switch, required by building codes, allows for furnace power to be turned off locally at the furnace, and not at the circuit breaker. This is helpful for service technicians and in the need for immediate shutdown of the equipment. To learn more about furnace switches, click here to read a helpful article.

Air Filter Size and Location: Air Filter Location
At Furnace Cabinet
Air Filter Size and Location: Homeowner Resource - Furnace Filter Information

Furnace filters improve indoor air quality and protect components of the furnace by filtering dust, hair and dirt from recirculated conditioned air. It is important to regularly change furnace filters in order to maintain air quality and furnace efficiency. Depending on your type of furnace filter, you may need to change as frequently as once a month, but no less than once every 3 months. These replacement intervals are based on months in which the furnace is operated. The presence of pets and smokers will accelerate the need for filter replacement. For a helpful article explaining the types of furnace filters and filter maintenance, click here.

Solid Fuel Heating Device (Fireplace, Woodstove): Disclaimer - Fireplace Inspection

At the time of the inspection, the Inspector observed no deficiencies in the condition of the wood-burning fireplace. It was not operated.

Inspection of wood-burning fireplaces typically includes visual examination of the following:

- adequate hearth;

- firebox condition;

- operable damper;

- visible flue condition;

- spark barrier; and

- exterior condition.

Full inspection of wood-burning fireplaces lies beyond the scope of the General Home Inspection. For a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions exist, the Inspector recommends that you have the fireplace inspected by an inspector certified by the Chimney Safety Institute of America (CSIA).

Find a CSIA-certified inspector near you at http://www.csia.org/search

Solid Fuel Heating Device (Fireplace, Woodstove): Type
Wood

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
9.9.1 - Solid Fuel Heating Device (Fireplace, Woodstove)

Buildup - Flue Needs Cleaning

the flue for the wood-burning fireplace appeared to need cleaning. Dirty fireplaces are potential fire hazards. The flue should be cleaned by a qualified contractor.

Fire Fireplace Contractor
$
Credit
Comment
9.9.2 - Solid Fuel Heating Device (Fireplace, Woodstove)

Cracked firewall

The fireplace firewall was cracked in one area, and a gap in mortar on the sides was noted. This could lead to further chimney damage or toxic fumes entering the home upon operation of the fireplace. Recommend a qualified fireplace contractor evaluate and repair.

Fireplace Chimney Repair Contractor

10 - Cooling

IN NI NP R
10.1 General X
10.2 Cooling Equipment X
10.3 A/C Disconnect X
10.4 Normal Operating Controls
Cooling Equipment: Energy Source and System Type
Electric
Cooling Equipment: Brand
Payne
Cooling Equipment: Air Conditioner Age - Year Manufactured
2008
Cooling Equipment: Location
Exterior West
Cooling Equipment: Cooling Capacity
4 ton

One ton of cooling capacity is equal to 12,000 Btu's.

General: Xcel Energy savers switch installed
Click here to learn about the Xcel Energy Savers Switch program.
General: Disclaimer - Cooling System Inspection
Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.
Cooling Equipment: Cooling System Data Plate and Photos
Cooling Equipment: SEER Rating
13 SEER

Modern standards call for at least 13 SEER rating for new install.

Read more on energy efficient air conditioning at Energy.gov.


A/C Disconnect: Disconnect OK
Although it was not operated, the electrical disconnect for the condensing unit appeared to be properly located and installed and in serviceable condition at the time of the inspection.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

11 - HVAC Distribution System

IN NI NP R
11.1 Distribution System/Ductwork X X
11.2 Presence of Installed Cooling Source in Each Room X
11.3 Presence of Installed Heat Source in Each Room X
Distribution System/Ductwork: System Configuration
Central
Distribution System/Ductwork: Ductwork Location
Basement, Within Floor Joist Cavities, Semi-Conditioned
Distribution System/Ductwork: Ductwork
Sheet Metal
Distribution System/Ductwork: No Carbon Monoxide Detected at Registers - Safety Check

The HVAC distribution registers were tested for carbon monoxide-which could indicate a cracked heat exchanger in the furnace. No leaks were detected.

Presence of Installed Cooling Source in Each Room: Proper Temperature Split Observed

Temperature split between the supply and return registers was within the proper range of 14-22 degrees F. Thermal images of the cooling supply were taken to document the working condition of the cooling system at the time of inspection.

Presence of Installed Heat Source in Each Room: Heating Supply Thermal Images

Thermal images of the heat supply were taken to document the working condition of the heating system at the time of inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
11.1.1 - Distribution System/Ductwork

Comfort and Efficiency Recommendation - Duct Seams Unsealed
Crawlspace

Gaps were noted around supply air duct fittings in the crawlspace. These gaps can lead to unwanted air infiltration and conditioned air into the crawlspace. Recommend sealing the seams in the ductwork with liquid mastic. 

Fire HVAC Professional
$
Credit
Comment
11.1.2 - Distribution System/Ductwork

Supply Register - Loose at Interior Surface
2nd Floor East Bedroom

A supply register was loose at an interior surface. Recommend repair or replacement for proper function and airflow.

Tools Handyman/DIY

12 - Built-in Appliances

IN NI NP R
12.1 Dishwasher X
12.2 Garbage Disposal X
12.3 Refrigerator X
12.4 Range/Oven/Cooktop X X
12.5 Washer/Dryer X X
12.6 Wine Refrigerator X
Washer/Dryer: Dryer Power Source
220 Electric
Washer/Dryer: Dryer Vent
Metal (Flex)
Range/Oven/Cooktop: Exhaust Hood Type
Range Hood Exhaust, Vented to exterior
Wine Refrigerator: Thermal Images to confirm operation
Dishwasher: Brand
Jenn Air
Refrigerator: Brand
Jenn-Air
Range/Oven/Cooktop: Range/Oven Energy Source
Natural Gas
Range/Oven/Cooktop: Range/Oven Brand
Jenn-Air
Washer/Dryer: Washing Machine and Dryer Operational Photo

The washing machine and dryer were operated using normal operating controls at the time of inspection to ensure proper function. 

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
12.4.1 - Range/Oven/Cooktop

Burner Not Functioning

One or more heating elements did not heat up/ignite when turned on. Recommend qualified professional evaluate & repair. 

Here is a DIY resource on possible solutions.

Wash Appliance Repair
$
Credit
Comment
12.5.1 - Washer/Dryer

Rubber hoses installed

Rubber water supply hoses are currently installed to supply the washing machine with hot and cold water. Rubber hoses have an expected service life of around 10 years and are more prone to rupture than braided stainless steel. Although the hose was observed to be in working condition, installation of braided stainless steel hoses are recommended.

The braided stainless steel encases a rubber hose and provides a burst-resistant measure. These washing machine hoses have a lower failure rate than rubber hoses when properly installed. 

Click here for a helpful article comparing washing machine hose options.

Pipes Plumbing Contractor
$
Credit
Comment
12.5.2 - Washer/Dryer

Excessive Vent Length

The dryer vent was observed to be too long. Dryer vents that are too long will not vent properly and are subject to faster clogging with lint. Recommend shortening or moving vent for proper air flow. A flex dryer vent should be no longer than 25' total run. Each 90 degree turn derates the total length by 5' and each 45 degree bend derates the total length by 2.5'.

Wash Appliance Repair

13 - Doors, Windows & Interior

IN NI NP R
13.1 Doors X X
13.2 Windows X X
13.3 Floors X
13.4 Walls and Trim X X
13.5 Ceilings X
13.6 Steps, Stairways & Railings X
13.7 Countertops & Cabinets X
13.8 Bathrooms X
13.9 Bedrooms X
13.10 Kitchen X
Windows: Window Manufacturer
Unknown
Walls and Trim: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets: Cabinetry
Wood
Windows: Window Style
Casement, Double-hung, Awning, Fixed
Windows: Window Type
Vinyl Frame, Wood frame
Floors: Floor Coverings
Hardwood, Tile, Carpet
Countertops & Cabinets: Countertop Material
Granite

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
13.1.1 - Doors

Door Doesn't Latch
2nd Floor Bedroom

One or more doors doesn't latch properly. Door latch and/or strike plate is out of alignment. Recommend handyman repair latch and/or strike plate.

Wrenches Handyman
$
Credit
Comment
13.1.2 - Doors

No Bathroom Door Lock
2nd Floor East Bathroom

A bathroom door was not equipped with a lock. Locking bathroom doors are a privacy feature and can be installed if desired.

Door Door Repair and Installation Contractor
$
Credit
Comment
13.2.1 - Windows

Suspected Early State Failed Seal
Dining room north

Light fogging or moisture observed between the two panes of glass meaning that a window seal may be failing. Recommend further evaluation by qualified window contractor to determine options for repair or replacement.

Click here for a helpful article on failed window seals.

Window Window Repair and Installation Contractor
$
Credit
Comment
13.2.2 - Windows

Window Does Not Latch
Basement egress

A window did not latch when operated. Recommend further evaluation and repair.

Window Window Repair and Installation Contractor
$
Credit
Comment
13.2.3 - Windows

Window does not stay open
Master and SE Bedroom

Multiple windows would not stay open on their own at the time of inspection, and would slam when unlatched. The inspector can speak to this after having an upper window sash close quickly on a fingernail while unlatching the window. Recommend repair or replacement by a qualified window specialist. 

Window Window Repair and Installation Contractor
$
Credit
Comment
13.2.4 - Windows

Window jammed/stuck
Dining Room, 2nd Floor East Bathroom

Four windows were not fully inoperable at time of inspection. The 2 bay windows in the dining room were caught on the drip flashing above, and the upstairs bathroom crank windows would not open. Recommend repair by a qualified professional. 

Window Window Repair and Installation Contractor
$
Credit
Comment
13.2.5 - Windows

Crank inoperable
Master Bathroom

A window crank was inoperable at the time of inspection. Recommend repair in order to restore full functionality of the window. 

Window Window Repair and Installation Contractor
$
Credit
Comment
13.3.1 - Floors

Scratches - Light

Light scratches were noted in areas of the floor covering material.

Flooring Flooring Contractor
$
Credit
Comment
13.4.1 - Walls and Trim

Hole
East bathroom

A hole was observed in wall. Recommend repair.

Putty knife Drywall Contractor
$
Credit
Comment
13.6.1 - Steps, Stairways & Railings

No Handrail

Although it had 4 or more risers, this staircase had no handrail installed. This condition is a potential fall hazard. In order to comply with generally-accepted current standards which require a handrail at staircases with 4 or more risers, this staircase would need a handrail installed. The Inspector recommends that a handrail be installed that complies with modern safety standards. All work should be performed by a qualified contractor.

Hammer Carpentry Contractor