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1234 Main St.
Coronado, CA 92118
12/07/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
7
Maintenance or monitor
44
Replace or repair
1
Safety hazard or immediate attention

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Furnished, Occupied
Weather Conditions
Cloudy, Recent Rain
Category description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

Maintenance/Monitor =  The item, component, or system while perhaps is functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category frequently be addressed by a homeowner or Licensed Handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.   

Replace or Repair =  The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, is showing signs of wear or deterioration that could result is an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items.  


Safety Hazard or Immediate Attention  =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out repair.  

Non-Permitted Additons or Remodels

Many homes have additions or remodels that have no proof of permitting or documentation regarding the work being completed. In many cases when these changes are upgrades to finishes performed by the homeowner that do not impact electrical, structural, ventilation or plumbing systems permits are not required. We recommend contacting the homeowner to determine the scope of work that has been done and also contacting your local building department during the escrow period to determine your responsibilities and rights as a buyer. 

New Home or Recently Remodeled Homes

The client should be aware that a break-in period occurs during the first year or two after a building is constructed. Some amount of settlement and shrinkage is inevitable as temperature and humidity varies during the seasons. Systems may need adjustment or repair after experiencing constant, prolonged and/or heavy usage. Overall performance of the building exterior has not yet been tested by a wide variety of weather conditions.


Also, it is beyond the scope of this inspection to determine if all permits have been approved or signed off. Consult with the builder and/or municipality if you have questions regarding this aspect of your home purchase. 

2 - Roof and Chimney

IN LI NI NP OTI MN RR SH
2.1 Roofing and Flashing X X X
2.2 Chimney X X
2.3 Skylights & Roof Penetrations X X
Roofing and Flashing: Material
Composition Shingles
Roofing and Flashing: Flashing Material
Aluminum
Roofing and Flashing: Estimated Age of Roof
5-8 years
Chimney: Type/Material
Not present
Chimney: Chimney Cap
Not Present
Roofing and Flashing: Inspection Method
Traversing the Roof
Skylights & Roof Penetrations: Solar Panels

Solar panels are not examined or inspected by Heron inspection. We recommend contacting sellers, installation company or Leasing Company for maintenance records.

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
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
2.1.1 - Roofing and Flashing

Damaged Minor

Roof coverings show minor weathering and damage, monitor or have a roofing contractor evaluate for lifespan and replacement cost. Roof is secure and in good working order. 

$350 - $550
Roof Roofing Professional
Credit
Comment
2.1.2 - Roofing and Flashing

Delamination

Recommend a qualified roofing contractor evaluate and repair to prevent further deterioration that results in leaking and moisture intrusion. 

Roof Roofing Professional
Credit
Comment
2.1.3 - Roofing and Flashing

Evidence of previous Repair

Monitor or have inspected annually by a licensed roofing contractor. 

Contractor Qualified Professional
Credit
Comment
2.3.1 - Skylights & Roof Penetrations

Apply Liquid Flashing at Termination

$0 - $100
Contractor Qualified Professional

3 - Gutters and Drainage

IN LI NI NP OTI MN RR SH
3.1 Gutters and Downspouts X X
3.2 Drainage X X
Gutters and Downspouts: Gutter Type
Eave Mounted
Gutters and Downspouts: Gutter Material
Vinyl
Gutters and Downspouts: Drain type
Below ground drain pipe
Drainage: Soils Slope and Drainage
Away from Home, Towards Home
Gutters and Downspouts: Vegetation Limited Visual Inspection
  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
3.1.1 - Gutters and Downspouts

Gutters or Downspouts Missing

There are no gutters or downspouts present in sections of the structure Gutters are recommended because they collect rainwater from the roof and direct it away from the building. Many homes in the San Diego area may forgo the installation of gutters due to our lack of rain, however we recommend monitoring the soils around your home and the exterior finishes after a hard rain to verify the effectiveness of water management without gutters. 

Wrenches Handyman
Credit
Comment
3.1.2 - Gutters and Downspouts

Debris- Clean Gutters

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters. We recommend reevaluation of the gutter after cleaning to look for split seams or leaks that may not be visually evident at the time of the inspection. 

Roof Roofing Professional
Credit
Comment
3.1.3 - Gutters and Downspouts

Gutter Damaged or Loose

Gutters were damaged or loose. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor replace the units

$1,300 - $1,800
Roof Roofing Professional
Credit
Comment
3.2.1 - Drainage

Negative Grading

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified soils engineer or foundation contractor analyze current drainage plan and determine if water is present due to run off management or groundwater levels or a combination of both. 

Here is a helpful article discussing negative grading. 

Engineer Professional Engineer

4 - Siding and Exterior Trim

IN LI NI NP OTI MN RR SH
4.1 Siding and Wall Finishes X X X
4.2 Exterior Trim and Flashing X X X
Siding and Wall Finishes: Siding Material
Stucco, Wood
Siding and Wall Finishes: Siding Type(s)
Coating, Lap Siding, Panels
Exterior Trim and Flashing : Eaves
Wood
Exterior Trim and Flashing : Fascia
Wood
Exterior Trim and Flashing : Soffits
Stucco
Exterior Trim and Flashing : Trim Materials
Wood
Exterior Trim and Flashing : Evidence of previous repairs

Add exterior elements to your yearly maintenance  lists, checking for degradation of wood, paint and previous patching. 

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
4.1.1 - Siding and Wall Finishes

Paint or Caulking with Minor Repairs

Some painting or caulking is needed for maintenance on the house. Some minor repairs to these areas may need to take place before painting

$550 - $900
Contractor Qualified Professional
Credit
Comment
4.1.2 - Siding and Wall Finishes

Cracking - Minor

Siding showed cracking in one or more places. This is a result of temperature changes, and typical as homes with stucco age. Recommend monitoring. 

Wrench DIY
Credit
Comment
4.1.3 - Siding and Wall Finishes

Cracking -Moderate

Exterior cracks from non structural movement indicate latent maintenance and up keep. We recommend having a qualified Siding contractor evaluate estimate and repair exterior finishes. 

$500 - $700
Contractor Qualified Professional
Credit
Comment
4.1.4 - Siding and Wall Finishes

Exterior Penetrations
Garage ceiling

Upgrades are needed at exterior penetrations to limit intrusive species and weather. Caulking needed at attic to garage intersection. 

$100 - $250
Contractor Qualified Professional
Credit
Comment
4.2.1 - Exterior Trim and Flashing

Paint or Finish Degredation

Some trim is in need of paint or caulking application. We recommend hiring a painting contractor to make repairs as needed.  

$150 - $400
Contractor Qualified Professional
Credit
Comment
4.2.2 - Exterior Trim and Flashing

Rot or Invasive Pests-Minor

Evidence of rot from either water or invasive species. Some previous repairs have been made. Some elements may need to be replaced. We recommend hiring a handyman or or skilled tradesman to replace trim and make repairs as needed. 

$200 - $450
Contractor Qualified Professional
Credit
Comment
4.2.3 - Exterior Trim and Flashing

Rot or Invasive Species-Moderate

Evidence of rot or invasive species with moderate damage. Elements should be re removed repaired or replaced. Some demolition to determine extent of damage may need to be performed. We recommend having a qualified professional examine and make repairs as needed.

$500 - $700
Contractor Qualified Professional

5 - Flatwork

IN LI NI NP OTI MN RR SH
5.1 Driveways, Pathways and Patios X X X
Driveways, Pathways and Patios: Flatwork: Driveways and Garage Floors
Concrete, Brick
Driveways, Pathways and Patios: Flatwork: Patios and Walkways
Concrete
  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
5.1.1 - Driveways, Pathways and Patios

Cracking Moderate

Lifting posing trip hazard or separation at expansion joints. Cracks are evidence of previous or ongoing soils movement. Service, replacement or repair recommended.

$400 - $2,600
Gardening shovel tool shape Concrete Contractor
Credit
Comment
5.1.2 - Driveways, Pathways and Patios

Cracking - Major

Major cracks observed. Recommend concrete contractor evaluate and replace.

Gardening shovel tool shape Concrete Contractor

6 - Decks,Balconies, Porches, Steps

IN LI NI NP OTI MN RR SH
6.1 Decks, Balconies, Porches & Steps X X
Decks, Balconies, Porches & Steps: Statement of Conditon
Replace or Repair System Components
Decks, Balconies, Porches & Steps: Appurtenance(s)
Deck
Decks, Balconies, Porches & Steps: Material(s)
Wood

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
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
6.1.1 - Decks, Balconies, Porches & Steps

Deck - Rotted Boards-Maintenance Needed

One or more deck boards are showing signs of rot. Recommend a qualified deck contractor replace.
$200 - $500
House front 1 Deck Contractor

7 - Vegetation, Fencing and Retaining Walls

IN LI NI NP OTI MN RR SH
7.1 Vegetation & Retaining Walls and Fencing X X
Vegetation & Retaining Walls and Fencing: Not Inspected: Fencing

Fencing is not inspected by Heron Inspection, however, observations may be made as a courtesy to the client. Please see observations for photographs or recommendations. 

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
7.1.1 - Vegetation & Retaining Walls and Fencing

Vegetation Growth on or Against Siding

Vegetation growing on or against siding or exterior finishes damages materials and protective coatings and compromises the weatherproofing of the exterior finishes. We recommend hiring a landscaping professional to trim or remove vegetation in affected areas and then have siding finishes evaluated by a siding or painting repair professional for further analysis or repairs. 

Contractor Qualified Professional
Credit
Comment
7.1.2 - Vegetation & Retaining Walls and Fencing

Deterioration of materials

Some fencing sections deteriorated and pose fall hazard. 

Contractor Qualified Professional

8 - Doors and Windows

IN LI NI NP OTI MN RR SH
8.1 Exterior Doors X X X
8.2 Windows X X
Exterior Doors : Ext Door Materials and Type
Metal, Vinyl
Windows: Window Material and Type
Vinyl
  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
8.1.1 - Exterior Doors

Door Sill/Trim

Door sill and/or trim is loose, deteriorated or worn and repair or replacement should be considered.

$900 - $1,200
Door Door Repair and Installation Contractor
Credit
Comment
8.1.2 - Exterior Doors

Paint/Refinish Needed

Door finish is worn. Recommend refinish and/or paint to maximize service life.

Here is a DIY article on refinishing a wood door. 

$0 - $150
Door Door Repair and Installation Contractor
Credit
Comment
8.1.3 - Exterior Doors

Weatherstripping Not Present

Door is missing standard weatherstripping. This can result in significant energy loss and moisture intrusion. Recommend installation of standard weatherstripping.

Here is a DIY guide on weatherstripping

Door Door Repair and Installation Contractor
Credit
Comment
8.2.1 - Windows

Service and Clean Windows System

Contractor Qualified Professional

9 - Electrical Exterior and Panel

IN LI NI NP OTI MN RR SH
9.1 Main Panel and Branch Circuits X X
9.2 Lighting Fixtures, Switches & Receptacles X X
Main Panel and Branch Circuits: Panel Capacity
200 AMP
Main Panel and Branch Circuits: Panel Manufacturer and Type
Circuit Breaker, Eaton
Main Panel and Branch Circuits: Branch Wiring Method and Materials
Romex
Main Panel and Branch Circuits: Sub Panel Location
None
Main Panel and Branch Circuits: Ground location
ground rod
Main Panel and Branch Circuits: Electrical Service Conductors
Overhead
Main Panel and Branch Circuits: Panel Location and Thermal Imaging
Main Panel and Branch Circuits: Solar
Main Panel and Branch Circuits: Electric vehicle charger.

 Electric vehicle Chargers are not inspected. We recommend acquiring manufacturer specifications for your charging unit. We also recommend having a licensed electrician with experience in installations verify unit functionality. Good

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
9.2.1 - Lighting Fixtures, Switches & Receptacles

Minor Electrical Maintenance

Minor electrical maintenance needed: Breakers and distribution system are in good working order. There may be loose outlets, misplaced or loose plate covers or loose fixtures. Some locations may need the addition of GFCI plugs or replacement of non grounded outlets. Please see notes and pictures for further details and some affected locations. Some fixtures were not accessible due to furniture or household items blocking access. We recommend repairs be made once the unit is vacant. HERON Inspection recommends hiring a licensed electrical contractor or competent handyman to make the necessary repairs. These repairs are relatively affordable and part of ongoing home maintenance.

Contractor Qualified Professional
Credit
Comment
9.2.2 - Lighting Fixtures, Switches & Receptacles

GFCI Recommended at Exterior

Electric Electrical Contractor

10 - Gas or Propane

IN LI NI NP OTI MN RR SH
10.1 Meter or Distribution Point X X
Meter or Distribution Point : Main Gas Shut-off Location
Gas Meter
  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention

11 - Garage

IN LI NI NP OTI MN RR SH
11.1 Walls & Firewalls X X
11.2 Garage Door X X
Garage Door: Material
Metal, Non-insulated
Garage Door: Type
Sectional
Walls & Firewalls: One Hour Fire Rating Wall and Ceiling

If your home has an attached garage a "one-hour" fire rating is given to an assembly consisting of various building materials that can resist the exposure of a standardized fire exposure for one hour. 

The code that specifies a one-hour fire separation between a house and a garage has been in effect since the first edition of the Uniform Building Code was issued in 1927. 

All drywall seams should be taped, and any air ducts passing through a firewall should consist of fire-rated materials such as sheet metal. If there is a door between the house and garage, it should be fire-rated or solid-core and equipped with a self-closing device.



Walls & Firewalls: Fire seperation limited to visual inspection


The thickness of this material is limited to a visual inspection and may not be verifiable.

Minimum gypsum board or equivalent on garage side of walls and ceilings common to house or shared attic space.  Minimum 5/8 Type X gypsum board or equivalent on ceiling under a habitable room such as a bedroom.


Walls & Firewalls: Storage and Furniture
Garage Door: Safety testing

Who safety testing West performed on the garage door openers auto reverse or laser settings. All three garage doors for disconnected from there

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
11.2.1 - Garage Door

Maintenance Recommended

Unit needs servicing by garage door company. 

$200 - $250
Contractor Qualified Professional

12 - Plumbing Systems

IN LI NI NP OTI MN RR SH
12.1 Main Water Shut-off Device X X
12.2 Hot Water Systems, Controls, Flues & Vents X X
12.3 Drain, Waste, & Vent Systems X X
Main Water Shut-off Device: Water Source
Public
Hot Water Systems, Controls, Flues & Vents: Location, Power Source and Type
Garage, Closet
Hot Water Systems, Controls, Flues & Vents: Manufacturer
GE
Hot Water Systems, Controls, Flues & Vents: Capacity
40 GPH
Hot Water Systems, Controls, Flues & Vents: Approximate Age
4-6
Drain, Waste, & Vent Systems: Drain Size
2", 4"
Drain, Waste, & Vent Systems: Material
Iron
Drain, Waste, & Vent Systems: Supply Lines
Copper
Main Water Shut-off Device: Location
South, Garage, Exterior Wall
Hot Water Systems, Controls, Flues & Vents: Video and Thermal Imaging of Hot Water

A hot water heater should be secured with earthquake strapping or bolted to the wall, have a high temp valve that discharges to the exterior, into a drain or into a drip pan. Tanked heaters should have a drip pan with outflow to a drain or concrete floor. Supply lines to shall be free of corrosion and insulated. 

Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.

Hot Water Systems, Controls, Flues & Vents: Typical Life Span

With traditional hot water heaters, we approximate a typical lifespan between 8-12 Years. We recommend flushing & servicing your water heater tank annually for optimal performance. Here is a nice maintenance guide from Lowe's to help. 

With On-demand Hot Water Heaters we approximate a life span of 20-25 years. We recommend regular servicing every 2-3 years. Here is a link to some more information about on-demand hot water maintenance. 

https://www.waterheaterhub.com/do-tankless-water-heaters-need-maintenance/

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
12.3.1 - Drain, Waste, & Vent Systems

Galvanized and Iron Drain Lines

Galvanized and Iron drain lines are common in older homes. Both materials are prone to degradation and corrosion over time and should be monitored and replaced when necessary. We recommend having a scoping company examine your main house drain out to where it meets the side sewer provided by the city and having a plumber evaluate your house drain systems and give an estimation of replacement needs and costs.  

Contractor Qualified Professional

13 - Laundry Room

IN LI NI NP OTI MN RR SH
13.1 Laundry X X
Laundry: GFCI Present
Yes
Laundry: 240 present
No
Laundry: Gas supply for laundry equipment present
Yes
Laundry: Laundry Systems Not Tested
Laundry Room/Closet

Washers and Dryers are not run or operated. If units convey with the sale of the home we recommend obtaining a home warraty for these system components. 

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention

14 - Foundation, Subfloor and Crawlspace

IN LI NI NP OTI MN RR SH
14.1 Foundations X X
14.2 Vapor Barriers X X
14.3 Floor Structure X X
14.4 Sump Pump X X X
Foundations: Foundation Materials
CMU Block, Concrete Slab
Floor Structure: Material
Post and Beam, Wood Joistd
Floor Structure: Sub-floor
Plank
Floor Structure: Basement/Crawlspace Floor
Dirt
Sump Pump: Location
Not present
Vapor Barriers: Vapor Barriers

If you home has a crawlspace or exposed dirt in any covered area we recommend the application of a plastic vapor barrier. Many homes in Southern California do not have vapor barriers in there basement due to the relative low humidity levels. However, we believe a clean, well insulated crawlspace or basement which includes a thick vapor plastic vapor barrier covering the dirt floor creates an efficient home with less energy loss and less opportunities for moisture problems. 

Foundations: Slab Concrete Foundation

The inspection was limited due to the foundation (Concrete Slab) being covered by the exterior or interior finishes. We examined the interior for any signs of shifting or cracking that may indicate foundation or soils issues. The recommendations section will contain any findings if they were observed

Foundations: Inaccessible-Partial

Some sections of the crawlspace area were inaccessible due to debris, standing water, structural impediments, safety concerns or low height issues. 

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
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
14.1.1 - Foundations

Concrete Slab Shifting/Cracking
Laundry

The concrete slab was found to be shifting/cracking at the floor structure. This can be caused by moisture intrusion and/or soil movement. Recommend a structural engineer evaluate and make recommendations for repair or replacement 

$200 - $400
House construction Structural Engineer
Credit
Comment
14.1.2 - Foundations

High Moisture Levels

High levels of moisture were noted in areas of the basement. Recommend monitoring and finding source of moisture intrusion to prevent damage to structure. 

Contractor Qualified Professional
Credit
Comment
14.1.3 - Foundations

Evidence of previous repairs and upgrades

Recommend acquiring any information from the seller or previous seller regarding repairs and upgrades to the system. Verifying if upgrades were made under the direction of a licensed contractor or engineer would help you have solid records and understand the extent of the work and if any other review by an engineer is necessary. 

Contractor Qualified Professional
Credit
Comment
14.2.1 - Vapor Barriers

No Vapor Barrier

There is no vapor barrier beneath the flooring. This can result in unwanted moisture.
House construction Insulation Contractor
Credit
Comment
14.3.1 - Floor Structure

Previous Upgrades

Upgrades appear to be installed to industry standards. Recommend acquiring disclosure documents regarding repairs from the homeowner. 

Contractor Qualified Professional

15 - Insualtion and Attic

IN LI NI NP OTI MN RR SH
15.1 Attic Insulation X X
15.2 HVAC Distribution System X X
15.3 Ventilation X X
15.4 Attic Wiring X X
15.5 Ceiling Structure X X
15.6 Roof Structure & Attic X X
Attic Insulation: Insulation Type
Cellulose
HVAC Distribution System: Ductwork
Insulated
HVAC Distribution System: Configuration
Central
Ventilation: Ventilation Type
Gable Vents
Ceiling Structure: Ceiling Type
Ceiling Joists
Roof Structure & Attic: Structure Type
Hand Framed
Roof Structure & Attic: Material
Wood, Skip sheething
Roof Structure & Attic: Attic Video

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
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
15.1.1 - Attic Insulation

Improper Installation

Attic insulation was improperly installed. Recommend a qualified insulation contractor evaluate and correct. 

$150 - $200
House construction Insulation Contractor
Credit
Comment
15.1.2 - Attic Insulation

Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.

$450 - $750
House construction Insulation Contractor
Credit
Comment
15.4.1 - Attic Wiring

Exposed Wiring or Open Junction Box

Some Outlets, switches, wiring exposed. We recommend hiring a licensed electrician to make upgrades as needed.

$300 - $550
Contractor Qualified Professional
Credit
Comment
15.6.1 - Roof Structure & Attic

Supplemental Framing

Some of the supplemental framing in the attic could be upgraded. Currently, the framing is stable however mechanical connections between the components and replacing some bracing would improve the security of the roofing system. We recommend having a licensed contractor evaluate and make upgrades as needed. 

$100 - $250
Contractor Qualified Professional
Credit
Comment
15.6.2 - Roof Structure & Attic

Sagging

Areas of the roof sagged, indicating sheathing or rafter deficiencies. Recommend a qualified roofer evaluate and repair.
Roof Roofing Professional

16 - HVAC Systems

IN LI NI NP OTI MN RR SH
16.1 Cooling Equipment X X
16.2 Heating Equipment X X
16.3 Thermostat Controls X X
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior East
Heating Equipment: Brand
Ruud
Heating Equipment: Energy Source
Electric
Heating Equipment: Heat Type
Forced Air
Cooling Equipment: Brand
Trane
Cooling Equipment: Thermal Imaging of Cooling System
Heating Equipment: Thermal Imaging of Heating System
Heating Equipment: Unit BTU Range
40-50k

BTU: 

A BTU is the basic measurement used for rating how much energy it takes to produce heat. Its used in determining the efficiency of air conditioning equipment, furnaces, and any appliances that heatsuch as water heaters, ovens, and fireplaces.

A BTU, short for British Thermal Unit, is a standardized measurement of energy. Technically, 1 BTU is roughly equal to the amount of energy required to raise 1 pound of water 1 degree F. 

The BTU is used to describe both the heat content of fuels and the power of heating and cooling appliances such as furnaces, air conditioners, water heaters, stoves, fireplaces, and barbecues. When used as this type of measurement, the term BTU actually refers to BTUs per hour (BTU/h). 


  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention

17 - Master Bath

IN LI NI NP OTI MN RR SH
17.1 Walkthrough Videos X X
17.2 Sinks and Faucets X X
17.3 Cabinets X X
17.4 Toilet X X
17.5 Showers and Bathtubs X X
17.6 GFCI and Ventilation X X
17.7 Baseboard, Hardware and Fixtures X X X
Walkthrough Videos: Videos
  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
17.3.1 - Cabinets

Cabinets: Unsecure

One or more vanities or cabinets were not securely fastened to the wall. An adequate number of appropriate fasteners should be used. For wall-hung cabinets, inadequate fasteners can pose a safety hazard if cabinets fall. Recommend that a qualified person repair as necessary.
 
$50 - $100
Contractor Qualified Professional
Credit
Comment
17.4.1 - Toilet

Loose Toilet Base or Tank

Toilet was loose at the base, this can lead to leaking and damages to finishes. We recommend having a qualified handyman or plumber remove toilet, replace the wax ring and reseat and bolt the toilet. 

$50 - $100
Tools Handyman/DIY
Credit
Comment
17.5.1 - Showers and Bathtubs

Loose Fixtures or Valve

Fixture or valve was loose and should be adjusted, secured or repalced. See Video for further recommendations. 

$50 - $100
Contractor Qualified Professional
Credit
Comment
17.5.2 - Showers and Bathtubs

Chipped or blemished tub finish

$0 - $150
Contractor Qualified Professional
Credit
Comment
17.7.1 - Baseboard, Hardware and Fixtures

Loose bath hardware

Contractor Qualified Professional
Credit
Comment
17.7.2 - Baseboard, Hardware and Fixtures

MDF in Wet Areas

MDF is a molded paper product that is prone to swelling and molding when installed as baseboard or trim in wet areas. Materials should be removed and replaced with primed hardwood or PVC trim materials. 

Contractor Qualified Professional

18 - Hall Bath

IN LI NI NP OTI MN RR SH
18.1 Walkthrough Videos X X
18.2 Sinks and Faucets X X
18.3 Cabinets X X
18.4 Toilet X X
18.5 Showers and Bathtubs X X
18.6 GFCI and Ventilation X X
18.7 Baseboard, Hardware and Fixtures X X
Walkthrough Videos: Videos
  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
18.4.1 - Toilet

Loose Toilet Base or Tank

Toilet was loose at the base, this can lead to leaking and damages to finishes. We recommend having a qualified handyman or plumber remove toilet, replace the wax ring and reseat and bolt the toilet. 

$50 - $150
Tools Handyman/DIY

19 - Kitchen

IN LI NI NP OTI MN RR SH
19.1 Sinks and Fixtures X X
19.2 Garbage Disposal X X
19.3 Dishwasher X X
19.4 Refrigerator X X
19.5 Range/Oven/Cooktop X
19.6 Countertops & Cabinets X
Dishwasher: Started and Drained

No leaks present at time of inspection. 

Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate, Microwave
Countertops & Cabinets: Grade of Conditoin
Typical conditions for age and use
Countertops & Cabinets: Countertop Material
Composite
Countertops & Cabinets: Cabinetry
Laminate
Video of Kitchen Walk Through
Appliances are Observed

Appliances: Units are turned on and observed for functionality. Pictures, discussions or written details of the operation of appliances are for buyers knowledge only. Appliances are considered accessories to the home and HERON Inspection does not guarantee, verify efficacy or predict the longevity of appliances. Some recommendations may be made for servicing or improving conditions in the description section of the photographs.

Range/Oven/Cooktop: Microwaves Not Tested

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
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
19.3.1 - Dishwasher

Improper Installation

$50 - $100
Contractor Qualified Professional

20 - Interiors

IN LI NI NP OTI MN RR SH
20.1 Ceilings and Walls X X
20.2 Floors X X
20.3 Steps, Stairways & Railings X X
Ceilings and Walls: Ceiling Material
Drywall
Ceilings and Walls: Wall Material
Drywall
Floors: Floor Coverings
Engineered Wood, Tile

10.1 The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. 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: A. paint, wallpaper, and other finish treatments. B. floor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. 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 confirm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
20.1.1 - Ceilings and Walls

Minor Damage

Minor damage, deterioration or substandard patching to the walls or ceiling visible at the time of the inspection. Cosmetic Repairs are needed

$50 - $200
Tools Handyman/DIY
Credit
Comment
20.1.2 - Ceilings and Walls

Paint Flaking or Cracking

Wall paint was flaking or cracking in one or more areas. Recommend a qualified painter evaluate and apply a new coat.

Here is a DIY article on treating cracking paint

Credit
Comment
20.2.1 - Floors

Tiles Loose
Laundry Room

Loose tiles are present. Recommend re-attach and seal.

Credit
Comment
20.2.2 - Floors

Noticeable slope
Kitchen, Master Suite, Living room, Laundry

Floors appear to be stable and repairs have been made to the substructure of the house, we recommend monitoring for changes, aquire information from previous owners regarding repairs or if questions persist have an engineer look at the soils and structural upgrades. 

Contractor Qualified Professional

21 - Interior Electrical

IN LI NI NP OTI MN RR SH
21.1 Lighting Fixtures, Switches & Receptacles X X
21.2 Smoke Detectors X X
21.3 Carbon Monoxide Detectors X X
21.4 GFCI/AFCI X X
Lighting Fixtures, Switches & Receptacles: General Inspection of Fixtures, Switches and Outlets

Heron Inspection observes and tests a representaive number of fixtures, switches and outlets throughout the house. Many outlets and some switches are not accesible due to furniture or storage limitations. Heron advises that any minor repairs or maintenance be made once the house is vacant. 

Smoke Detectors: Smoke Detectors

Systems are not alarm tested, only verified to be in place. Many units are hard wired with battery back up. Other units are battery operated only. We recommend replacing all batteries before moving in. 

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
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • MN = Maintenance or Monitor
  • RR = Replace or Repair
  • SH = Safety Hazard or Immediate Attention
Credit
Comment
21.1.1 - Lighting Fixtures, Switches & Receptacles

Minor Electrical Maintenance

Minor electrical maintenance needed: Breakers and distribution system are in good working order. There may be loose outlets, misplaced or loose plate covers or loose fixtures. Some locations may need the addition of GFCI plugs or replacement of non grounded outlets. Please see notes and pictures for further details and some affected locations. Some fixtures were not accessible due to furniture or household items blocking access. We recommend repairs be made once the unit is vacant. HERON Inspection recommends hiring a licensed electrical contractor or competent handyman to make the necessary repairs. These repairs are relatively affordable and part of ongoing home maintenance.

$150 - $400
Contractor Qualified Professional
Credit
Comment
21.3.1 - Carbon Monoxide Detectors

Inappropriate Location

Carbon Monoxide is a heavy gas and builds up from the floor. The Carbon Monoxide detector should be installed lower than bed height near gas appliances or fireplaces. The unit is currently at ceiling level in the hallway and should be moved. This is an easy maintenance item but should be done before occupying the home. NOT PICTURED

Wrench DIY