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1234 Main St.
Coronado, CA 92118
04/08/2020 9:00AM

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Agent Name

Agency Name
13
Minor repairs/maintenance item
9
Active issue/skilled repairs
2
Immediate attention

1 - Inspection Details

IN LI NI NP OTI OD
Video of Arrival
Address, Time &Day/Date Home Type, General Weather Present/Recent Past, Occupancy, Attendees
  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • OD = Observed Deficiencies at Time of Inspection

2 - Roof and Chimney

IN LI NI NP OTI OD
2.1 Roofing and Chimney X X
Roofing and Chimney: Inclusions
Inspection Method, Material Type, Slope Type, Flashing Type, Estimated Age of Roof, Limitations

Items selected within this category have been observed by the inspector and descriptions may found within the included videos/pictures or within the recommendations section.

Roofing and Chimney: Summary of Findings

This video is a summary of the findings of general quality of your roof system. Any deficiencies observed will be documented within the recommendations section(s). Those deficiencies will be described within the attached videos based on visually observable conditions and locations within the home. Please see the written descriptions for any recommendations for further analysis or repair by a professional.

Roofing and Chimney: Limitations

Due to safety for our employees and current California workers compensation and insurance limitations Heron Inspection does not traverse roof lines. We inspect roofs and chimneys with binoculars from the ground and a still camera at the end of an extension pole. We work hard at getting the best inspection of the roof line with these tools however some areas may not be accessible to visible inspection. Any observations, pictures or descriptions included in this report are made within these limitations and do not constitute a full roofing examination. We recommend follow up by a licensed roofing contractor.

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • OD = Observed Deficiencies at Time of Inspection
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2.1.1 - Roofing and Chimney

Repair or Replace System Components

Repairs or system component replacement is recommended. We recommend having a roofing contractor evaluate the entire roof system and make repairs as necessary. Please see attached videos for more information. 

Roof Roofing Professional

3 - Exterior Finishes and Grounds

IN LI NI NP OTI OD
3.1 Driveways, Pathways and Patios X X
3.2 Exterior Doors X X
3.3 Siding and Wall Finishes X X
3.4 Gutters and Downspouts X X
3.5 Drainage X X
3.6 Retaining Walls X X
3.7 Vegetation and Fencing X X
3.8 Exterior Lighting Fixtures, Switches & Receptacles X X
Exterior Lighting Fixtures, Switches & Receptacles: Minor Electrical Maintenance
Videos and Inclusions
Driveway/Pathways, Gutters and Downspouts, Siding Materials, Fascia, Trim, Soffits, Eaves, Exterior Doors/Type, Hose Bibs, Gas Shut Off, Outlets/Lights, Deck/Porch/Balcony, Retaining Walls and Drainage

Items selected within this category have been observed by the inspector and descriptions may found within the included videos/pictures or within the recommendations section.

Summary of Findings

This video is a summary of the findings of general quality of your exterior. Any deficiencies observed will be documented within the recommendations section(s). Those deficiencies will be described within the attached videos based on visually observable conditions and locations within the home. Please see the written descriptions for any recommendations for further analysis or repair by a professional.

Drainage: Drainage In Dry Arid Areas

Due to the lack of consistent rainfall in the Southern California area, it is difficult to visually inspect for appropriate slope and drainage on a given property. on properties without a visually evident slope away from the home, we recommend having a landscaping or hardscaping contractor evaluate and water test your homes slope and drainage patterns and make recommendations for maintenance or improvement.  

Vegetation 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. 

Exterior Lighting Fixtures, Switches & Receptacles: General Inspection of Fixtures, Switches and Outlets

Heron Inspection observes and tests a representative number of fixtures, switches, and outlets throughout the house. Many outlets and some switches are not accessible due to furniture or storage limitations. 

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • OD = Observed Deficiencies at Time of Inspection
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3.2.1 - Exterior Doors

Minor Repairs by a Skilled Professional Recommended

Recommendations for regular maintenance and monitoring of the Exterior Doors. This may include finishes, hardware, weatherstripping or threshold maintenance. Some upgrades may also be needed.  Please see videos or pictures for more details.

Tools Handyman/DIY
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3.3.1 - Siding and Wall Finishes

Minor Repairs by a Skilled Professional Recommended

Recommendations for regular maintenance and monitoring of the siding system and components. Some upgrades may also be needed.  Please see videos or pictures for more details.

Siding Siding Contractor
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3.3.2 - Siding and Wall Finishes

Termite Inspection Recommended

Heron Inspection is not a licensed pest inspection company, however some observations have been made that are indicative of pest intrusion damage. We recommend contacting a pest inspection and remediation company for further analysis and repairs.

Pest control Pest Control Pro
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3.4.1 - Gutters and Downspouts

Minor Repairs by a Skilled Professional Recommended

Recommendations for regular maintenance and monitoring of the gutter system and components.   Please see videos or pictures for more details.

Gutter cleaning icon Gutter Contractor
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3.5.1 - Drainage

Negative Grading

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor
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3.5.2 - Drainage

Contact Owner regarding drainage control and upgrades

Contractor Qualified Professional
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3.7.1 - Vegetation and Fencing

Minor Repairs by a Skilled Professional Recommended

Recommendations for regular maintenance and monitoring of the vegetation surrounding the home or of the fencing system.  Please see videos or pictures for more details.

Yard scissors Landscaping Contractor
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3.7.2 - Vegetation and Fencing

Repair or Replace System Components

Repairs or system component replacement is recommended for fencing or vegetation surrounding the home or the fencing system. Please see the videos for more information.

Yard scissors Landscaping Contractor

4 - Electrical Panel

IN LI NI NP OTI OD
4.1 Main Panel and Branch Circuits X X
Main Panel and Branch Circuits: Videos and Inclusions
Wiring Type, Panel Type/Brand, Thermal Imaging, Panel Amperage, Panel Location, General Conditions
  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • OD = Observed Deficiencies at Time of Inspection

5 - HVAC System(s)

IN LI NI NP OTI OD
5.1 Heating and Cooling Equipment X X
Heating and Cooling Equipment: Videos and Inclusions
Location, System Type, Fuel Supply, BTU, General Conditions, Venting and Drain Lines, AGE, Unit Stability, Ducting Conditions
  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • OD = Observed Deficiencies at Time of Inspection
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5.1.1 - Heating and Cooling Equipment

Repairs/Servicing/Cleaning Recommended

System Components may be showing aging, wear, corrosion or soiling. The furnace should be cleaned and serviced annually. Due to the age of the unit we recommend a qualified HVAC contractor clean, service and certify furnace and AC Unit or acquire service records from the homeowner. 


Fire HVAC Professional

6 - Garage

IN LI NI NP OTI OD
6.1 Garage Walls and Ceilings X X
6.2 Garage Safety-Doors X X
6.3 Garage Electrical X X
Videos and Inclusions
Garage Wiring, Walls and Ceilings, Garage Floor, Garage Door General Conditions, Garage Door Safety Mechanisms, Door to Home

Items selected within this category have been observed by the inspector and descriptions may be found within the included videos/pictures or within the recommendations section.

Garage Walls and Ceilings: 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.



Garage Walls and Ceilings: 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.


  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • OD = Observed Deficiencies at Time of Inspection
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6.2.1 - Garage Safety-Doors

Minor Repairs By A Skilled Professional Recommended

Recommendations for regular maintenance and monitoring of the garage door system and components. Some upgrades or repairs may also be needed.  Please see videos or pictures for more details. 


Garage Garage Door Contractor
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6.2.2 - Garage Safety-Doors

Auto Reverse Adjustments Needed

The weighted return to the auto reverse mechanism is too heavy or inoperable. We recommend hiring a garage maintenance company to adjust the garage door opener.

Garage Garage Door Contractor
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6.3.1 - Garage Electrical

Faulty or Inoperable GFCI

Faulty or inoperable GFCI. Recommend electrical contractor repairs or replaces the receptacles.  

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

Electric Electrical Contractor

7 - Water Heater and Supply Line

IN LI NI NP OTI OD
7.1 Hot Water Systems, Controls, Flues & Vents X X
Hot Water Systems, Controls, Flues & Vents: Videos and Inclusions
Heater Type, Heater Age, Fuel Source, BTU Rating, Unit Size, Earthquake Strapping, Gas Supply/Shut Off, Water Supply Lines and Fittings, TPS Valve, Exhaust Venting
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
  • OD = Observed Deficiencies at Time of Inspection
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7.1.1 - Hot Water Systems, Controls, Flues & Vents

Minor Repairs by a Skilled Professional Recommended

Recommendations for regular maintenance and monitoring of the hot water heating system and components. Some upgrades or repair may be needed.  Please see attached videos or pictures for more details.


Pipes Plumbing Contractor

8 - Laundry Room

IN LI NI NP OTI OD
8.1 Laundry Facilities X X
8.2 GFCI X
Laundry Facilities: Videos and Inclusions
Gas Present, Ventilation Present, Dryer Duct Present, Laundry Room Cabinetry Present, 220/240 Amp Outlet Present

Selected informational items are included within the series of attached videos. Minor maintenance may be discussed within the informational videos. Deficiencies that impact the functionality, longevity or safety of systems will be documented with the recommendations section.

Laundry Facilities: Laundry Systems Not Tested

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
  • OD = Observed Deficiencies at Time of Inspection

9 - Insulation and Attic

IN LI NI NP OTI OD
9.1 Attic Insulation X X
9.2 HVAC Distribution System X X
9.3 Ventilation X X
9.4 Attic Wiring X X
9.5 Roof and Ceiling Structure X X
Videos and Inclusions
Attic Framing Type, Insulation Type/Depth, Venting Type, HVAC Ducting
Access was limited

We do not traverse attics when structural framing members are not visually evident. Or where the framing or ducting may impede travel or safety. 

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • OD = Observed Deficiencies at Time of Inspection
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9.5.1 - Roof and Ceiling Structure

Repair or Replace System Components

Repairs or system component replacement is recommended. We recommend having a general contractor evaluate the entire system and make repairs as necessary. Please see videos or pictures for more information. 

Hardhat General Contractor

10 - Bath(s)

Videos and Inclusions
GFCI, Lighting/Ventilation, Faucet/Sink, Countertop/Backsplash, Cabinet/Drain/Supply, Toilet Stability/Condition/Supply, Tub/Shower Finishes, Tub/Shower Fixtures and Drain, Flooring/Baseboard

Selected informational items are included within the series of attached videos. Minor maintenance may be discussed within the informational videos. Deficiencies that impact the functionality, longevity or safety of systems will be documented with the recommendations section.

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10.5.1 - Showers and Bathtubs

Finishes

One or more components of the tub finish need maintenance or repair. See videos for recommendations. 

Tools Handyman/DIY
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10.5.2 - Showers and Bathtubs

Fixture or Valves

Fixture or valve maintence, repairs or replacement recommended. See videos for details. 

Pipes Plumbing Contractor
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10.7.1 - Ventilation and Windows

Minor Repairs by a Skilled Professional Recommended

Recommendations for regular maintenance and monitoring of the ventilation and window system and components. Some upgrades or repairs may be needed.  Please see attached videos for more information.


Hardhat General Contractor
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10.7.2 - Ventilation and Windows

Repair or Replace System Components

Repairs or system component replacement is recommended. We recommend having a contractor evaluate the entire system and make repairs as necessary. Please see videos or pictures for more information. 

Hardhat General Contractor

11 - Kitchen

IN LI NI NP OTI OD
11.1 Sinks and Faucets X X
11.2 Garbage Disposal X X
11.3 Appliances X
11.4 Floors X X
11.5 Countertops & Cabinets X X
11.6 GFCI/Electrical X X
Videos and Inclusions
Exhaust Fan and Surface Light, Sink-Faucet-Drain-Supply Lines, Sink Base Condition, Sink Base Electrical, Cabinet Conditons, Countertop Conditions, Disposal, Door/Drawer Operation, Stove/Oven Operation (TI), Stove/Oven Energy Source, Exhaust Fan Electrical, Dishwasher Operation and Drain, GFCI, Switches/Lighting, Hot Water (TI)

Selected informational items are included within the series of attached videos. Minor maintenance may be discussed within the informational videos. Deficiencies that impact the functionality, longevity or safety of systems will be documented with the recommendations section.

Appliances: 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.

Appliances: Microwaves Not Tested

Microwaves are observed for stability and security if installed in the cabinet system. Fans and lights are operated and observed for functionality. Microwaves are not tested or observed for cooking proficiency or adequacy. 

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • OD = Observed Deficiencies at Time of Inspection
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11.4.1 - Floors

Minor Repairs by a Skilled Professional Recommended

Recommendations for regular maintenance and monitoring of the flooring system and components.  Some upgrades or repairs may also be needed.  Please see videos or pictures for more details. 


Flooring Flooring Contractor
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11.5.1 - Countertops & Cabinets

Minor Repairs by a Skilled Professional Recommended

Recommendations for regular maintenance and monitoring of the countertop and cabinet system and components.  Some upgrades or repairs may also be needed.  Please see videos or pictures for more details. 


Hardhat General Contractor

12 - Interiors

Videos and Inclusions
Switches-Plugs-Lighting, Window Type-Function, Doors and Hardware, Ceiling Conditions, Ceiling Fan(s), Smoke-CO Detectors, Wall Conditons

Items selected within this category have been observed by the inspector and descriptions may found within the included videos/pictures or within the recommendations section.

Summary of Findings

This video is a summary of the findings of general quality of your interiors. Any deficiencies observed will be documented within the recommendations section(s). Those deficiencies will be described within the attached videos based on visually observable conditions and locations within the home. Please see the written descriptions for any recommendations for further analysis or repair by a professional.

Lighting Fixtures, Switches & Receptacles: General Inspection of Fixtures, Switches and Outlets

Heron Inspection observes and tests a representative number of fixtures, switches, and outlets throughout the house. Many outlets and some switches are not accessible due to furniture or storage limitations. 

Smoke & CO 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. 

Fireplace or Wood Stove : Fireplaces and Wood Stoves

The firebox and screen are examined and the damper is operated to verify function but the unit is not lit by the inspector. The vents and flues are examined visually if access is available, we do not dismantle chimney caps to gain access to the flues, vents or chimney liners. We recommend having the fireplace and chimney cleaned and serviced before using. 

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12.1.1 - Windows

Failed Seals

Older homes may have windows with single-pane glass, but nearly all modern windows sold for new construction or replacement feature some form of sealed glazing. Known as IGUs (insulated glass units), these windows are also known as insulated windows, or thermopanes.


Over time, the seals on IGU windows may fail, which compromises the insulating ability and reduces the clarity of the window.



Dealing With Failed Seals

There are several approaches you can take after determining that the seals on your IGU windows have failed.


File a Warranty Claim

Windows are one purchase where saving the warranty information is very important. Manufacturer warranties can range from 3 to 5 years to 15 years or more. Most windows manufacturers warranty their insulated windows against failure in a pro-rated manner so that consumers are reimbursed on a sliding scale depending on the age of the windows. A window that demonstrates seal failure immediately after installation will likely be reimbursed at the full purchase cost, while one near the end of its warranty period will pay less. Manufacturer warranties rarely, however, cover the cost of labor. The labor costs for replacement are usually borne by the homeowner.


Remember that a "lifetime warranty" does not mean the window is guaranteed for your lifetime or the lifetime of your home. Such warranties cover the expected lifetime of the window itself as defined by the manufacturer.


Make sure to carefully read warranty conditions when you are buying new or replacement windows, and keep all warranty literature.


Live With It

You can simply ignore the failed seal. Yes, this may sound like home renovation heresy. But if you live in a moderate climate, your need for sealed IGUs will be less important than if you live in a place of brutal, extreme temperatures. Weigh the cost of new windows with the increased energy cost, and you may be surprised to realize that it is cheaper to keep the window, failed seal and all. Fogginess in a window with a failed seal may be unsightly, but it is a cosmetic problem that you may be willing to live with.




Contractor Qualified Professional
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12.4.1 - Smoke & CO Detectors

CO Detector: Inappropriate Location

Although Carbon Monoxide is lighter than air it builds evenly through the space it does not congregate at the ceiling. The Carbon Monoxide detector should be installed around shoulder height and 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. 

Tools Handyman/DIY
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12.7.1 - Ceiling Fans

Light or Fan Inoperable

One or more lights or fans are not operating. 

Electric Electrical Contractor

13 - Thermal Imaging

Videos and Inclusions
Shower Pan, Ceiling Exterior Perimeter

14 - Foundation, Subfloor and Crawlspace

IN LI NI NP OTI OD
Inclusions
See Limitations

Items selected within this category have been observed by the inspector and descriptions may found within the included videos/pictures or within the recommendations section.

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. 

Further testing by an engineering firm is available if concerns of foundation instability or cracking persist. 

Please note: Commonly with slab foundations once the flooring has been removed surface cracks may be present that were not detectable at the time of the inspection. If cracking exist with height variances or widths greater than a 1/4 inch we recommend having the foundation examined by a licensed engineer or concrete repair expert.  

  • IN = Inspected
  • LI = Limited Inspection
  • NI = Not Inspected
  • NP = Not Present
  • OTI = Operational at Time of Inspection
  • OD = Observed Deficiencies at Time of Inspection