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1234 Main St.
Castle Rock, Co 80108
12/05/2019 9:00AM

Sample agent

Agent Name

Agency Name
Major/safety hazard

OBJECTIVES: A home inspection is a non invasive, visual examination of the accessible areas of the property, designed to identify areas of concern within specific systems or components defined by the Standards of Practice (SOP), that are both observed and deemed material by the inspector at the exact date and time of inspection. The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions. The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.

REPORT NAVIGATION: To start, use the buttons at the top of the report to find the "Summary". This is the meat and potatoes of the report. When you have time, click on the "Full Report" button and read through the entire report. You will find many areas of information that are important and may come in handy to understand your home. At any time, use the left panel to navigate between different areas of the home, such as Interior, Roof, Basement, Plumbing etc.

- The Report contains a grouping of Major/Safety Concerns (RED), Recommendations (ORANGE), and Maintenance/Informational Items (BLUE) noted that, in the inspectors professional opinion, need further evaluation, repair, or attention. The colors and classifications are done for illustrative purposes and convenience. All issues should be considered and evaluated equally. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect, but may be listed as a Major/Safety Concern because of associated cost.

A Major/Safety Concern (Material Defect) is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people or property.

The use of these categories should not diminish any other item listed in the report and does not alter the necessity for a repair. All items listed in each category are in need of a repair by a qualified individual, should be evaluated prior to closing (if this inspection is part of a real-estate transaction), and should be taken into consideration in relation to your interest in the home.

CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive and may have further knowledge within their trade. 

CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damages, defects, or methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home or issue and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on causes of damage/defects and repairs.

REPAIR REQUEST BUILDER: Take a look at the "Report Tools" button on the very top-right corner of the report. You will find the Repair Request Builder. This little gadget will save you and/or your agent a lot of time and headaches. Grab whichever comments, pictures, videos or data from the report and consolidate them into one customized report. Send the report to any contractor, agent or other party instantly. 

Frequently Asked Questions: Still have questions about this report? Read our FAQs. As a client of Green Door Home Inspections, our relationship does not end when the inspection is complete. Call, text or email at any time throughout the year if you have any questions about this report or your home.

  • Info@GreenDoorHI.com
  • (720) 598-0111

1 - Inspection Details

In Attendance
Client, Client's Agent
Weather Conditions
Clear, 85F
Fully Furnished, Vacant
Type of Residence
Single Family
Building Style
With Basement, 1 story
Inspection END time
Specific Requests

The client has requested a re-inspection do to the lack of access to the sub floor/structural floor in the basement. There wasn’t an access found during the initial inspection. 

Re-Inspection. 230pm Aug 30 2019:

 The listing agent notified Cody (inspector) that access to the structural floor areas had been completed. On arrival inspector observed an 8 x 4‘ panel on the basement floor that have been removed to gain access to the subfloor. The subfloor crawlspace area appeared dry, with no observable leaks in the plumbing that was within sight. The area appeared normal, and no defects were found. Pictures and video are included on this comment. 

Onsite today:Clients. Client’s Agent. Inspector. 

Home Owner Tasks: Schedule an Annual Maintenance Inspection

An Annual Maintenance Inspection is ideal for First Time buyers, busy or out-of-town owners and even veteran homeowners who are not confident (or interested) in how to maintain their home properly, but nevertheless want to know what is going on. It's the equivalent of a yearly medical checkup, and is highly recommended for the health of your home.  "Forewarned is forearmed", and that goes for homeowners as well. Schedule in 1 minute here.

2 - Roof

Inspection Method
Ladder, Roof
Roof Type/Style
Hip, Combination
Coverings: Materials
Asphalt, Shingle, Steel Flashing
Gutters and Downspouts: Materials
Roof Video
Roof Pictures
Coverings: Covering Age (Approx)
2 - 7 Years

The age of roof covering material is difficult to approximate. The best source of information is from an owners disclosure, permit searches and installation records. If the age is noted in this report, it is only an approximation based on the visible portions of the roof and the inspectors estimate.

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.

2.1.1 - Coverings

Tree Overhang

Trees/Limbs observed overhanging the roof. This can cause damage to the roof from rubbing the roof coverings and promoting excessive wear. Recommend a qualified tree service trim to allow for proper clearances. 

Yard scissors Tree Service
2.3.1 - Gutters and Downspouts


Debris has accumulated in the gutters. Regular cleanings prevent water damming, ice forming and moisture intrusion into the surrounding areas. Recommend cleaning soon to facilitate water flow, and atleast twice per year.

Here is a DIY resource for cleaning your gutters. 

Tools Handyman/DIY
2.3.2 - Gutters and Downspouts

Downspout Extension-Damaged

The downspout extension appeared to have damage. I recommend that downspouts and their extensions provide a continuous flow of water away from the house at least 6 feet ensuring water never gets near the foundation. 

Tools Handyman/DIY

3 - Exterior

Inspection Method
Visual, Walk Around
Driveway and Walkways: Materials
Siding: Materials
Stone Veneer, Engineered Wood
Patio: Patio Data
Concrete, Brick
Deck: Deck Data
Wood, Covered, Gas Line
Porch: Porch Data
Wood, Covered, Steps

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.

3.1.1 - Siding


One or more siding boards were loose, which could result in moisture intrusion. Recommend a qualified siding contractor secure and fasten.

Contractor Qualified Professional
3.1.2 - Siding

Siding/Trim-Sealing Needed

Areas of the siding and trim need sealant or caulking where there are gaps. Without sealant, moisture and pests may intrude. This type of maintenance may be done DIY style, but special consideration should be taken when sealing areas of higher elevation, window trims, window weep holes, furnace vents etc. Recommend a siding contractor or painter with experience repair and seal all areas.

Siding Siding Contractor
3.1.3 - Siding

Siding-Water Intrusion
Exterior. Near garage

Siding showed signs of water intrusion and Dry rot. Trim boards have rotted. Likely due to exterior rain/snow intrusion. Interior did not show signs of water intrusion. 

 This could lead to further siding deterioration and/or mold unless repaired soon. Recommend a qualified siding contractor evaluate and repair. 

Siding Siding Contractor
3.1.4 - Siding

Bee hive
South West Exterior

3.3.1 - Driveway and Walkways

Driveway Cracking - Major

Major cracks and damage observed. Recommend concrete contractor evaluate and replace.  Mudjacking may be an option.

Gardening shovel tool shape Concrete Contractor
3.3.2 - Driveway and Walkways


The walkway appeared to be settling. Settling walkways often pose trip hazards and can contribute to water pooling and freezing. Recommend evaluation and leveling out by a concrete professional. Walkways should always slope AWAY from the foundation. 

"Mudjacking" may be a viable option. Here is a simple video explaining mudjacking.

Gardening shovel tool shape Concrete Contractor
3.4.1 - Patio


Normal settling & cracking observed. Recommend monitor and/or patch/seal as necessary to prevent moisture pooling underneath.

3.4.2 - Patio

Patio-Negative Slope

The Patio has a negative slope, which means it drains water towards the home instead of away. There is a void under the patio slab. A downspout nearby is also needing repairs and may be contributing to the washout of rocks and the void. Water draining towards a home can cause significant damage to the basement and foundation areas. "Mudjacking" may be an option in this area to fix the slope. Recommend a qualified contractor evaluate, adjust and repair.

Gardening shovel tool shape Concrete Contractor
3.4.3 - Patio

Rear Patio

The patio appeared to be settling. Settling concrete often poses trip hazards and can contribute to water pooling and freezing in the wrong areas. All walkways,slabs,patios etc should slope slightly away from the foundation. 

Recommend evaluation and leveling out by a concrete professional. "Mudjacking" may be a viable option. Here is a simple video explaining mudjacking.

Contractor Qualified Professional
3.5.1 - Deck

Deck - Water Sealant Required

Deck is showing signs of weathering and/or water damage. Recommend water sealant or weather proofing be applied.

Here is a helpful article on staining & sealing your deck. 

Tools Handyman/DIY
3.6.1 - Porch

Porch-Paint/Stain aged

Exterior lumber should have a fresh coat of paint or stain from time to time as it wears off from normal use. This area needs an application soon to prolong the life of the lumber. 

Contractor Qualified Professional
3.6.2 - Porch

Porch-Wood in contact with ground
Exterior Porch

This area had lumber in contact with the ground. Recommend re-grading this area and keeping separation between dirt and wood to avoid moisture rotting away the wood prematurely

Contractor Qualified Professional
3.7.1 - Stairs, Stairways & Railings


Balusters were loose. Since balusters are for safety, recommend a qualified handyman evaluate and fasten as soon as possible.

Wrenches Handyman

4 - Insulation & Ventilation

Attic: Entry/Interior
Laundry Room, Ceiling
Attic: Attic Data
Attic Interior
Truss System, Dimensional Lumber, Passive Vents, Soffit Vents
Attic: Insulation Material/Depth (Approx)
Blown in-Cellulose, 12-14"

This is the depth of insulation on the floor of the attic area. Read more about insulating your home here.

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.

4.1.1 - Insulation

Insulation disturbed
Interior Attic

The insulation in the attic appeared to be disturbed. Insulation should typically be spread out evenly over the entire attic to perform at it's best. Recommend having an insulation contractor evaluate and reapply as necessary. 

House construction Insulation Contractor

5 - Heating

Distribution Systems: Ductwork
Non Insulated
Distribution Systems: Heating Source In Each Room
Equipment: Heating Method/Energy Source
Forced Air, Natural gas, With Humidifier
Normal Operating Controls: Thermostat
Equipment: Furnace Picture/Brand
Additional Living Room Fireplace, Carrier, Additional gas fireplace in Basement
Equipment: Furnace Electric Switch

This is the electrical disconnect (Shut-off Switch) for the furnace. This is NOT a normal operating control. It is used for maintenance and emergencies.

Equipment: Furnace Fuel Shut off Valve

This is the furnace GAS shut-off valve, which is NOT a normal operating control. This is for emergencies and maintenance.

Equipment: Annual Furnace Maintenance

Furnace should be cleaned, inspected and serviced annually by a licensed professional. Recommend a qualified HVAC contractor to clean, service and certify furnace.

Here is a resource on the importance of furnace maintenance.

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.

5.1.1 - Equipment

Furnace-Debris touching

Not sure why insulation would be installed or stored in this location. Recommend removing to provide adequate air flow around the furnace. 

6 - Cooling

Equipment: Cooling Method/Energy Source
Electric, Central Air-Split System
Normal Operating Controls: Thermostat
Distribution System: Cooling Source in Each Room
Distribution System: Ductwork
Non-insulated, Same as heating Ducts
Equipment: Air Conditioner Picture/Brand
Equipment: Air Conditioning Electric Switch

This is the circuit disconnect (Shut-off Switch) for Air Conditioning. This is NOT a normal operating control. It is used for maintenance and emergencies.

Equipment: Air Conditioning-Annual Maintenance

Central Air and other cooling systems should be cleaned and serviced annually. Have the owners disclose when the system was last serviced and if it was more than a year ago, we recommend a licensed HVAC contractor clean and service the cooling system. Follow all repair recommendations made at the time of servicing.

More information about A/C maintenance.

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.

7 - Plumbing

Water Supply, Systems and Distributions: Main Water Supply Data
Public, Copper
Water Supply, Systems and Distributions: Water Distribution Material
Drain, Waste, & Vent Systems: Drain Type/Material/Sizes
Public Sewer Connection
Drain, Waste, & Vent Systems: Link to Sewer Video


Fuel Supply Systems: Gas Meter Pictures/Location
Exterior, Corner
Water Supply, Systems and Distributions: Main Water Supply Shut-Off
Hot Water Equipment: Water Heater Data
Natural Gas, Rheem, 50gallons

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 150 degrees F to prevent scalding. 

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

Hot Water Equipment: Fuel Shut Off

This Fuel Shut Off is NOT a normal operating control. It is used for maintenance and emergencies. It is noted here for your information.

Drain, Waste, & Vent Systems: Sewer Main Inspections

Sewer drain lines are an integral part of a home's plumbing system. Since sewer main lines are underground and sealed, they cannot be visually inspected and are outside the scope of this inspection. Regardless of the type of sewer system the home has, we recommend that every home has a sewer main drain inspection done by video scoping and it is completed by a professional before closing. More Info.

Fuel Supply Systems: Main Fuel Shut-Off
At Meter

The main fuel shut-off valve turns off the natural gas or fuel oil coming into your home. This is the location of the valve for informational purposes. In most cases, only the gas company is permitted to work on these valves and they should be used by the homeowner only in an emergency.

Showers/Tubs: Jetted Tub-Test
Master Bath

 Jetted bathtubs have several different configurations and operations. While the inspector will attempt to fill up the bathtub and turn it on, it is outside the scope of this inspection to completely test all functions. There are oftentimes significant issues with Jetted tubs due to lack of maintenance or poor installations. It is common to have debris come out of the Jets when the inspector first turns the jet function on because this may be the first time it has been turned on in years. If the inspector observes a problem or defect, the test will not continue as this can lead to significant and costly repairs. Cleaning and maintenance of the pump, jets and plumbing is recommended. 

Drain, Waste, & Vent Systems: Drains-Not Visible

Most of the drain pipes were are not visible at the time of inspection. These include sewer mains, but also the drains that are behind finished walls and furniture. 

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.

7.5.1 - Showers/Tubs

Caulking-Old or Deteriorated

Caulking around and inside of the tub/shower area appears to be old or deteriorated. Caulking is a sealant that needs occasional maintenance to withstand water and prevent moisture penetration into walls and floors. Recommend removing old and wore out caulking and replacing all areas with a newer product. Click HERE for a DIY guide on caulking.

Tools Handyman/DIY
7.5.2 - Showers/Tubs

Shower Door-adjustment needed

Contractor Qualified Professional
7.5.3 - Showers/Tubs

Jetted Tub-Did not turn on
Master Bath

 The jetted tub did not turn on when tested. This could be from being disconnected, a hidden switch, malfunction with the controls or it may be in need of repair. Recommend consulting with the owners to verify it’s operation. 

Contractor Qualified Professional
7.7.1 - Toilets

Bathroom Master Bath

The toilet did not appear securely mounted to the floor.

Tools Handyman/DIY

8 - Electrical

Circuits, Breakers and Fuses: Branch Wiring
Service Entrance Conductors: Entry Data
Below Ground

This is your service from the utility company. Commonly called "Service Entrance Conductors"

Panels, Service & Grounding: Panel Data
200 Amp, General Electric
Circuits, Breakers and Fuses: Main Breaker
In panel

This is the electrical "Main" circuit breaker for the home.This is used for emergencies or electrical system shut-downs. For more info on Main Breakers, read here.

Smoke and Carbon Monoxide Detectors: Observed
Smoke Alarms

See "Limitations" tab in the Electrical section for more info.

Smoke and Carbon Monoxide Detectors: Smoke And Carbon Monoxide Alarms

The inspector does not test these alarms during the inspection. Functioning, testing and determining proper locations and installation techniques of smoke and fire detectors/alarms is outside the scope of this inspection. The inspector shall inspect for only the presence of smoke and carbon monoxide detectors. Some detectors may need to be added or replaced.


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. Read more here.

Carbon Monoxide:

CO alarms should be installed in a central location outside each sleeping area and on every level of the home and in other locations where required by applicable laws, codes or standards. Read more here.

*Some alarms have both Smoke and Carbon detection built into one unit.

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.

9 - Interior

Windows: Window Seals

Visible signs of broken or damaged window seals are not always apparent. Signs of a damaged window seal may not have been apparent at the time of inspection due to temperature or humidity levels. Thermal windows are only checked for obvious clouding or fogging at the time of inspection.

Walls: Walls-Areas Not Visible

At the time of the inspection, some areas of the walls were not visible. The inspector cannot and did not move any furniture, picture frames, decor, appliances, shelves, debris or fixtures as this is a non invasive, visual only inspection. Generally, visible areas of wall coverings throughout the home will be inspected for damage, signs of moisture, cracking or any other significant observations. It is outside the scope of this inspection to determine age, quality or type of wall covering material such as paint, wallpaper.

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.

9.2.1 - Windows

Window- Cracked Glass

The window had cracks in the glass. This is a safety hazard. Replacement recommended. 

Window Window Repair and Installation Contractor
9.2.2 - Windows

Window-Repairs Needed

The window frame appears to be cracked and chipped. Recommend a window professional to evaluate. 

Window Window Repair and Installation Contractor
9.3.1 - Floors


Carpet had areas of staining or discoloration. Recommend a thorough steam clean by a qualified carpet cleaning company, or replacement.

Mop Cleaning Service
9.4.1 - Walls

Drywall-Cracking (Minor)

Minor cracks are visible in wall coverings. Some settling with visible cracks are not unusual in homes. These cracks do not appear to be a structural defect, but it is recommended to evaluate them frequently to notice signs of further movement. If cracks are getting bigger or longer, contact a framing expert or structural engineer to further evaluate.

Contractor Qualified Professional
9.4.2 - Walls

Wall-Poor Patching

Sub-standard drywall patching observed at time of inspection. Recommend re-patching. 

Putty knife Drywall Contractor
9.4.3 - Walls


Wallpaper appears to be lifting.

9.4.4 - Walls

Paint-Touch ups

These areas had marks/defects that may just require a good cleaning or re-painting.

Tools Handyman/DIY

10 - Appliances

Range/Oven/Cooktop: Data
Built-in Microwave: Data
Dishwasher: Data
Appliance Inspections

This inspection includes a non invasive visual inspection of some appliances. Inspecting every appliance or function of each appliance is outside the scope of this inspection. If any appliances are part of the sale of the home, it is recommended to have the owners disclose any manuals, warranty information, maintenance records and potential issues or concerns with those appliances before closing. See the Standards of Practice section for more details. 

Refrigerator/Freezer: Refrigerator Data

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.

11 - Attached Garage

Garage: Data
2 Stall Attached, Windows in door
Garage: Automatic Garage Door Testing

Vehicle doors should have an "Auto Reverse" feature. This safety feature reverses the closing vehicle door if it senses pressure from an obstruction while closing. We test each door for this safety function. Also, vehicle doors should have a Photoelectric Eye safety device installed. This safety feature reverses the closing vehicle door if there is debris in the path of the closing door. These are most often installed at each side of the door, about 4 inches off of the ground. We test these safety devices as well. If the tests do not appear to be working correctly at the time of inspection, it will be noted in the report. 

12 - Foundation, Basement, Crawlspace & Structure

Basement: Floor Coverings
Wood, Carpet
Foundation: Material
Basement: Basement Data
Partially Finished, Shetrock Walls/Ceiling
Structural Floor : Structual Floor Data
Unknown Ventilation

The basement had a "structural floor" design. This means that instead of the typical concrete slab that is lying directly on the soil/grade in most homes, this type of floor is elevated (sometimes over 10feet) and may be made of concrete, steel I-Beams or wooden floor joists. The purpose of this design is to avoid issues pertaining to expansive soils, which are common in Colorado. Unless otherwise noted in this report, the inspector will attempt to enter this under-floor area and inspect it like any other crawlspace.

Basement: Basement Finishings

Basement walls, ceiling and floors that have finishings installed, prohibit viewing of most components including framework, ducts, electrical, plumbing etc. The inspection is limited to only the observable areas at the time of inspection.

Foundation: Foundation viewing limited

Access to view the entire foundation was not possible due to wall coverings, floor coverings, exterior grading and other factors . 

Structural Floor : No access found

There was no access to the crawlspace found during the inspection.

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.

12.3.1 - Structural Floor

Structural Floor-No Access

The access to the area underneath the basement floor, commonly known as a structural floor crawlspace, was not accessible during a time of inspection

Contractor Qualified Professional