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1234 Main St.
Golden, CO 80402
03/30/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
2
Maintenance item
37
Recommendation
3
Safety hazard

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Furnished, Vacant
Style
Contemporary, Ranch
Temperature (approximate)
56 Fahrenheit (F)
Type of Building
Detached, Single Family
Weather Conditions
Clear
Inspection Conditions

It is the client's sole responsibility to read this report in its entirety and to research any and all
jurisdictional permits required by the local authorities regarding the property in contract before the close
of escrow or settlement. The client is to personally perform a diligent visual inspection of the property
after the seller vacates to insure that no "condition " was concealed by personal property and/or stored
items while occupied or damaged during the seller's evacuation of the building. Should any "condition "
be revealed that was not addressed within this report prior to or after the close of escrow or settlement,
please contact our office immediately for an additional evaluation regarding such "condition ".

2 - Roof

IN NI NP D
2.1 Coverings X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Roof
Roof Type/Style
Hip
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum
Roof System

The following information is an opinion of the general quality and condition of the roofing material. The inspector
cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage.
This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is
absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during
the inspection.

Coverings: Material
Asphalt
Skylights, Chimneys & Other Roof Penetrations: Roof jacks and vents installation

The roof jacks and vents penetrating the roof look to be installed correctly.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
2.2.1 - Roof Drainage Systems

Debris

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

Here is a DIY resource for cleaning your gutters. 

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X
3.5 Eaves, Soffits & Fascia X X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Style
No siding
Exterior Doors: Exterior Entry Door
Wood
Decks, Balconies, Porches & Steps: Appurtenance
Sidewalk, Patio
Decks, Balconies, Porches & Steps: Material
Concrete
Eaves, Soffits & Fascia: General condition

Soffit and fascia looks to be in good condition

Walkways, Patios & Driveways: Driveway Material
Concrete
Siding, Flashing & Trim: Siding Material
Brick
Exterior Doors: Exterior door operation

The exterior doors are in good operating condition.  All of them latch and close properly.

Vegetation, Grading, Drainage & Retaining Walls: Grading

This inspection is not intended to address or include any geological conditions or site stability information. For
information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to
grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This
inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition
of any underground piping, including municipal water and sewer service piping or septic systems. Decks and
porches are often built close to the ground, where no viewing or access is possible. These areas as well as
others too low to enter, or in some other manner are not accessible, are excluded from the inspection and are not
addressed in the report. It is recommended that inquiry be made with the seller about knowledge of any prior
foundation or structural repairs.

Exterior disclaimer

Areas hidden from view by finished walls, vegetation or stored items cannot be evaluated and are not a part of
this inspection. The visible receptacles and exterior hose faucets are tested but if they are not visible or readily
accessible they are not be included in the inspection.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Cracking - Major

Moderate to major cracking was observed at one or more points on the exterior. This can be the result of poor original compaction of soil at the time of construction or excess moisture in the underlying soil. Recommend consulting with a structural engineer and/or soil expert.

$
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Window sills

Some of the window sills need to be caulked and painted

Contractor Qualified Professional
$
Credit
Comment
3.1.3 - Siding, Flashing & Trim

Wall Penetrations not sealed

There is one or more wall penetrations where there is a gap between the vent / pipe and wall that should be sealed with caulking.

Contractor Qualified Professional
$
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.

$
Credit
Comment
3.3.2 - Walkways, Patios & Driveways

Patio Cracking - Major

Significant settling & cracking observed. Further deterioration could result. Recommend concrete contractor evaluate & repair.
$
Credit
Comment
3.3.3 - Walkways, Patios & Driveways

Step trip hazard

Uneven surfaces greater than 1" pose as a trip hazard.  Recommend a concrete contractor to evaluate and repair.

Contractor Qualified Professional
$
Credit
Comment
3.3.4 - Walkways, Patios & Driveways

Concrete settling

There is one or more places where the concrete has settled. Recommend a mud jack professional to evaluate and repair.

Contractor Qualified Professional
$
Credit
Comment
3.5.1 - Eaves, Soffits & Fascia

Eaves - Water Stains

Water stains were observed under the roof eaves. This may indicate an active leak. Recommend qualified roofer or gutter contractor to evaluate & repair.

$
Credit
Comment
3.5.2 - Eaves, Soffits & Fascia

Gap

There is opening, gap or hole in fascia / soffit which should be repaired. This can allow water intrusion and rodent infestation as well as deterioration of the surrounding material.

$
Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
South

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. 

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X X
4.2 Basements & Crawlspaces X X
4.3 Floor Structure X X
4.4 Wall Structure X X
4.5 Ceiling Structure X
Floor Structure: Basement/Crawlspace Floor
Concrete, Dirt
Floor Structure: Sub-floor
Plywood
Foundation: Material
Concrete
Floor Structure: Material
Steel I-Beams, 2 X 12
Inspection Method
Attic Access, Visual, Crawlspace Access
Foundation

Areas hidden from view due to stored personal items, vegetation or finished walls are not included in the
inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If
major cracks are present along with movement, we routinely recommend further evaluation be made by a
qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the
foundation. Areas within five feet of the foundation should not be watered and ideally they should be covered with
decorative rock or other dry landscaping material. All concrete slabs experience some degree of cracking due to
shrinkage in the drying process.

Foundation: Foundation wall not visual.

Much of the foundation in the crawl space is covered with insulation prohibiting a visual inspection of the area.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
4.1.1 - Foundation

Foundation Cracks - Minor
Crawlspace South

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

$
Credit
Comment
4.1.2 - Foundation

Heaving/Settling

The floor slab shows movement/settling due to soil movement. This can compromise the structural integrity of the home. Recommend a qualified structural engineer evaluate and advise on how to remedy.
$
Credit
Comment
4.2.1 - Basements & Crawlspaces

Efflorescence
Crawlspace Northeast

Efflorescence noted on the crawlspace surface. This a white, powdery deposit that is consistent with moisture intrusion. This can compromise the soil's ability to support the home structure and/or lead to mold growth. Recommend a qualified contractor identify source or moisture and correct. 

$
Credit
Comment
4.3.1 - Floor Structure

Unsecured structural post
Crawlspace North

There is a steel post that is not secured to the concrete pad.   I recommend a General Contractor or framing carpenter to install anchor bolts to make secure.

Hardhat General Contractor
$
Credit
Comment
4.4.1 - Wall Structure

Cracks - Major
Garage South

Major cracking observed in wall structure. This could be from moisture intrusion at the structure and/or soil movement. Recommend a qualified structural engineer evaluate and advise on course of action. 

5 - Heating

IN NI NP D
5.1 Equipment X X
5.2 Normal Operating Controls X
5.3 Distribution Systems X
5.4 Presence of Installed Heat Source in Each Room X
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Forced Air
Equipment: Filter location

This furnace takes a 16" x 24" x 1" filter

Presence of Installed Heat Source in Each Room: Heat registers and vents

Heat was present in each room where a register or vent was installed.

Equipment: Brand
Lennox
AFUE Rating
80

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

Equipment: Budgeting for a new furnace

The furnace is 25 years old and near the end of its expected service life. Although it responded to normal
operating controls, the need for replacement should be expected within the next few years. The typical life of a
furnace like this is 20 to 25 years old depending on how well it has been maintained. Considering the advanced
age of the furnace and the eventual need for replacement, I suggest an annual servicing and inspection by a
qualified HVAC contractor for continued safe and efficient operation. I recommend budgeting for a new furnace.

Equipment: Servicing furnaces

I suggest asking the homeowner for any service records which may be available. If the furnace has not been
serviced within the last year I recommend it be service, cleaned and turned by a qualified HVAC contractor to
ensure that it is safe and dependable.

Normal Operating Controls: Thermastat

The thermostat is located on the main floor near the living room. The furnace responded to normal operating controls.

Distribution Systems: Ductwork
Non-insulated

The homes heating and/or cooling is distributed through a duct system.  The National Air Duct Cleaners Association recommends getting your air ducts cleaned every three to five years.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
5.1.1 - Equipment

Corrosion

Furnace was corroded in one or more areas. This could be the result of improper venting, which the source would need to be identified. Recommend a HVAC contractor evaluate and repair.

$
Credit
Comment
5.1.2 - Equipment

Filter Dirty

The furnace filter is dirty and needs to be replaced every 6 months.

6 - Cooling

IN NI NP D
6.1 Cooling Equipment X X
6.2 Normal Operating Controls X X
6.3 Distribution System X
6.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner
Cooling Equipment: Location
Exterior North
Distribution System: Configuration
Central
Cooling Equipment: Brand
North
Lennox

Air conditioner compressor was manufactured in 1995

Cooling Equipment: SEER Rating
<13 SEER

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

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

Distribution System: Duct system

There is a duct system installed that delivers conditioned air to each room in the house

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
6.1.1 - Cooling Equipment

Unit Not Level

Concrete pad supporting the outdoor condensing unit is not level. This can cause acceleratead deterioration of components. Recommend licensed HVAC contractor level the unit.
$
Credit
Comment
6.2.1 - Normal Operating Controls

Did not operate when thermastat called for cooling

When using the thermostat the compressor did not turn on. There is power to the compressor.  The compressor was manufactured in 1995. I recommend budgeting for a new air conditioner.

Fire HVAC Professional

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X X
7.3 Water Supply, Distribution Systems & Fixtures X X
7.4 Hot Water Systems, Controls, Flues & Vents X X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
1 1/2", 2"
Drain, Waste, & Vent Systems: Material
ABS
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Main Water Shut-off Device: Location
Basement
Main Water Shut-off Device: Water pressure

Water pressure is normal between 40 and 80psi

Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
At Tank
Plumbing

Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping
related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in
underground piping cannot be detected by a visual inspection. The hidden nature of piping and venting prevents
inspection of every pipe, joint, vent and connections. The underground sewer line at the outside of the structure
cannot be visually inspected. It is advisable to have the underground sewer line inspected by a professional
sewer cleaning service especially if the building is old and if there are large trees growing over the sewer line. A
camera can be routed through the sewer pipe to observe its condition and provide important information
concerning future repairs or replacement if necessary. Note: Replacing the sewer line can be very expensive and
could cost thousands of dollars if replacement is necessary.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem

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

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

Sink drain not tested

I was not able to test the sink and drain assembly because they water fixture was leaking and spraying water.  When the fixture is repaired by a professional plumber have the plumber check the drain assembly as well.

Sump Pump not present.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
7.2.1 - Drain, Waste, & Vent Systems

Sink - Poor Drainage
1st Floor Hallway Bathroom

Sink had slow/poor drainage when plugged. Recommend a qualified plumber repair.

$
Credit
Comment
7.3.1 - Water Supply, Distribution Systems & Fixtures

Leaking fixture

There is one or more leaking fixtures. I recommend having a licensed plumbing contractor evaluate and repair

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

Near End of Life

Water heater showed normal signs of wear and tear. Recommend monitoring it's effectiveness and replacing in the near future. Based on the manufacturer's suggested service life, the life expectancy of a water heater is about 8 to 12 years. That varies with the location and design of the unit, quality of installation, maintenance schedule and water quality.


This water heater was manufactured in 2005.   I recommend budgeting for a new hot water heater.

$
Credit
Comment
7.4.2 - Hot Water Systems, Controls, Flues & Vents

No Expansion Tank

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs. Recommend a qualified plumber evaluate and install.

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X X
8.5 GFCI & AFCI X
8.6 Smoke Detectors X X
8.7 Carbon Monoxide Detectors X X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
No sub panel
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts
Electrical System

Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution.
The electricity should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seem.
Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock
motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not
changed during the inspection to limit the risk for damaging the fixture and because of time constraints.
Inspecting low voltage and/or exterior landscape lighting and electrical components is beyond the scope of this
inspection. The hidden nature of the electrical wiring prevents inspection of every length of wire.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
GFCI & AFCI: GFCI reset outlet location

The outlet that resets the bathroom Outlets is located in the garage on the North wall.  

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
8.4.1 - Lighting Fixtures, Switches & Receptacles

Reverse Polarity
Basement Bedroom

One or more receptacles have been wired with reverse polarity. This can create a shock hazard. Recommend licensed electrician evaluate & repair.
$
Credit
Comment
8.6.1 - Smoke Detectors

Low Battery
Master Bedroom

Smoke detector failed to respond when tested. Recommend battery be replaced.
$
Credit
Comment
8.6.2 - Smoke Detectors

No smoke detectors present in one or more bedrooms.

Smoke detectors are an important part of safety in a home, as these fire-protection devices will automatically detect and warn you of the presence of smoke and can save your life in the event of a fire.

No smoke detector is basement bedroom

Electric Electrical Contractor
$
Credit
Comment
8.7.1 - Carbon Monoxide Detectors

Missing CO Detector
1st Floor Hallway Basement Hallway

A CO Detector is required outside the bedrooms.  It is required to have one within 20 feet of each bedroom.  A plug-in detector in one of the hall outlets should meet the requirement for all three rooms upstairs.

Contractor Qualified Professional

9 - Fireplace

IN NI NP D
9.1 Vents, Flues & Chimneys X
9.2 Lintels X
9.3 Damper Doors X
9.4 Cleanout Doors & Frames X
Type
No Fireplace

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

damper doors by opening and closing them, if readily accessible and manually operable; and

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

III. The inspector shall report as in need of correction:

evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

manually operated dampers that did not open and close;

the lack of a smoke detector in the same room as the fireplace;

the lack of a carbon-monoxide detector in the same room as the fireplace; and

cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

inspect the flue or vent system.

inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

perform a National Fire Protection Association (NFPA)-style inspection.

perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

10 - Attic, Insulation & Ventilation

IN NI NP D
10.1 Attic Insulation X X
10.2 Vapor Retarders (Crawlspace or Basement) X X
10.3 Ventilation X
10.4 Exhaust Systems X X
Dryer Power Source
220 Electric
Dryer Vent
Metal
Flooring Insulation
Loose Fill, Fiberglass
Attic Insulation: Insulation Type
Blown, Fiberglass
Ventilation: Ventilation Type
Turtle vents, Soffit Vents
Exhaust Systems: Exhaust Fans
Fan Only
Attic Insulation: R-value
30

Attics, in most homes, are inaccessible areas which are filled with insulation. Generally the inspector is limited to
viewing the attic from the access. Entering the attic space is potentially damaging to the ceilings. There is
usually no walking plank and the ceiling joist or trusses are covered with insulation. Stepping in the wrong location
could cause damage to the ceiling. Insulation is not moved and items covered with insulation are not reported on.
Modern building standards in Colorado, requires a minimum insulation value of R-38 for roof and attic space
insulation. Generally fiberglass, rock wool or cellulose insulation is used and a 10 inch depth equals R-30. Most
houses built before 2000 do not comply with the current insulation and energy standards.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
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Comment
10.2.1 - Vapor Retarders (Crawlspace or Basement)

Improper Installation
Crawlspace

Vapor barrier is improperly installed. This can result in unwanted moisture. Recommend insulation contractor evaluate.
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Comment
10.2.2 - Vapor Retarders (Crawlspace or Basement)

Insulation not installed well on Foundation walls

The perimeter insulation around the crawl space has failed in one or more areas. I recommend having a qualified professional reinstall it properly

Contractor Qualified Professional
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Comment
10.4.1 - Exhaust Systems

Dryer vent disconnected

The dryer vent is disconnected and should be reattached.

Contractor Qualified Professional

11 - Doors, Windows & Interior

IN NI NP D
11.1 Doors X X
11.2 Windows X X
11.3 Floors X
11.4 Walls X X
11.5 Ceilings X X
11.6 Steps, Stairways & Railings X X
11.7 Countertops & Cabinets X X
11.8 Appliances X X
Windows: Window Type
Sliders, Awning, Casement
Walls: Wall Material
Gypsum Board
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Cabinetry
Laminate
Appliances: Dishwasher

The dishwasher works but the controls are faded and are hard to use

Appliances: Disposal

The disposal is working but very loud

Appliances: Refrigerator

Refrigerator looks to be in good working condition.

Countertops & Cabinets: Countertop Material
Laminate
Windows: Window Manufacturer
Unknown

The lower windows are single Pane and the main floor windows are double pane

Floors: Floor Coverings
Carpet, Linoleum
Appliances: Range

The range is in good working order except for the oven door does not operate smoothly. It seems to catch on the broiler drawer

Appliances: Microwave

The microwave seems to be in good working order. The exhaust fan built into the microwave is vented to the exterior.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
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Comment
11.1.1 - Doors

Door Latch Alignment
1st Floor Northeast Bedroom

Door latch and/or strike plate is out of alignment. Recommend a handyman repair.

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Comment
11.1.2 - Doors

Door Sticks

Door sticks and is tough to open. Recommend sanding down or adjusting hinges

Here is a helpful DIY article on how to fix a sticking door. 

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Comment
11.2.1 - Windows

Missing Screen

One or more windows are missing screens.  Recommend replacement.

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Comment
11.2.2 - Windows

Painted Shut
Master Bathroom

One or more windows are painted shut. Recommend windows be restored to functional use.
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Comment
11.2.3 - Windows

Window operation

Missing handle to operate one or more windows.

Contractor Qualified Professional
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Comment
11.4.1 - Walls

Major Corner Cracks

Cracking visible at the corners of doors and windows. Indicate soil movement, which is a structural concern and should be evaluated by a structural engineer.

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Comment
11.4.2 - Walls

Nail Pops

Protruding nail heads visible at the time of the inspection appeared to be the result of contact with moisture. After the source of moisture is located and corrected, protruding nails should be removed, drywall re-fastened and the drywall finished to match the existing wall surfaces. All work should be performed by a qualified drywall or painting contractor.

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Comment
11.4.3 - Walls

Drywall tape cracks

I recommend a drywall patch company or painter to fix these areas

Contractor Qualified Professional
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Comment
11.5.1 - Ceilings

Drywall nail popping.

In one or more areas there are nails popping out from the drywall. This typically happens when the drywaller does not secure the drywall screw into framing. It takes some time but eventually the nails or screws work their way out and create this issue.  I recommend a painter or drywall or to fix the issue.

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

Loose Balusters

Handrail balusters were loose. This could pose a safety hazard. Recommend a qualified handyman evaluate and fasten. 

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Comment
11.7.1 - Countertops & Cabinets

Poor/Missing Caulk
Master Bathroom

Bathroom countertop was missing sufficient caulk/sealant at the wall. This can lead to water damage. Recommend adding sealant at sides and corners where counters touch walls.

Here is a helpful DIY video on caulking gaps.