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1234 Main St.
Centennial, CO 80122
04/03/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
19
Maintenance & noteworthy
49
Recommendations
5
Safety hazards & major issues

1 - Inspection Details

Introduction and Thank You

Hello,

I appreciate the opportunity to conduct this inspection for you!

Please carefully read your entire inspection report. The report has 3 tabs: Overview, Information, and Standards. The Overview is a great place to start! A PDF summary and full report (top right corner) are also available for your convenience.

Call me after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, I am still available to answer any questions you may have, throughout the entire closing process and even afterwards.

Keep in mind, inspections are not "Pass" or "Fail".  Every home needs some TLC, even new builds. The following report is based on an inspection of the visible portion of the structure, systems, and components of the home; inspection may be limited by such things as weather, vegetation, and possessions. This report will focus on safety and function, not current code. This report identifies specific non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, I recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.

Thank You,

John Phillips
Iron Horse Home Inspection LLC
303.229.8280

Inspection Time
12:00
In Attendance
Client, Client's Agent
Occupancy
Staged
Weather Conditions
Cloudy, Dry
Temperature (approximate)
40 Degrees Fahrenheit

NOTE: If temperature was below 65 F at the time of inspection, the A/C system will not be operated due to risk of damaging system and its components.

Type of Building
Single Family
Style
Multi-level, Contemporary
Year of Original Construction
1993
Square Footage (approximate)
2545 square feet
Homesite Orientation
South
Thermal Imaging

Although infrared thermal imaging is a far better diagnostic tool than the naked eye, it does not guarantee 100% accuracy. When possible, other tools such as moisture meters are used to verify thermal image findings, Even with these considerations I do not claim to have "x-ray vision". Conditions may changed and cause the apparent temperature readings revealed in thermal images to be different at any given time.

Thermal images of suspected moisture problems (if any) have been confirmed with a moisture meter. Further evaluation and proper repairs should be done by a qualified professional. 

Moisture can be conducive to microbial growth such as fungi or mold, building materials decay, and wood destroying insects that cannot always be seen. Also, remember that more repair items may be discovered during the process of further evaluations and repairs of any item noted in this report.

2 - Environmental Hazards

IN NI NP O
2.1 Environmental Hazards X X
Environmental Hazards: Asbestos and Lead Paint Limitations

The testing for asbestos and lead paint lies outside the Standards of Practice of a visual home inspection. The inspector will note, when possible, items or conditions where such environmental hazards may exist, including the age of the home, but can not confirm the presence of asbestos or lead paint as that requires specialist training, tools, methods, and state licensure. Inspector recommends having qualified and licensed contractors test for asbestos and lead paint before starting any remodeling, demolition, or like activities. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
2.1.1 - Environmental Hazards

Possible Radon

The home is located in an area known to have radon. Radon is a colorless, naturally occurring, radioactive gas which is formed deep underground from the decay of uranium. Lighter than air, radon rises through cracks and fissures in the ground and may enter a home living space through a crawlspace, basement or slab-on-grade. The only foundation type which will not allow radon to accumulate is a raised foundation through which natural air movement occurs freely. Because radon levels are related to the structure of the soil beneath the home, they are homesite specific and may vary widely among homes which are closely situated.

According to the U.S. Environmental Protection Agency, (EPA), radon causes 21,000 lung cancer deaths per year in the United States (U.S.). and in the U.S., radon is the second most frequent cause of lung cancer after cigarette smoking. Radon-induced lung cancer is thought to be the 6th leading cause of cancer death overall.

Mitigation techniques are available which are typically effective. Consider having Iron Horse Home Inspection perform a radon measurement test in order to confirm that safe conditions exist and to negotiate with the seller for the cost of any needed mitigation.

EPA Radon Information

EPA Radon Buyer's Guide PDF

Contractor Qualified Professional

3 - Roof

IN NI NP O
3.1 Coverings X X
3.2 Roof Drainage Systems X X
3.3 Flashings X X
3.4 Skylights, Chimneys & Other Roof Penetrations X X
3.5 Structure Exterior X
Inspection Method
Walked Roof, Ground, Ladder

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

Roof Type/Style
Gable
Coverings: Material
Architectural Asphalt

I observed the roof-covering material and attempted to identify its type.  

This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak.  Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system.

Roof Drainage Systems: Gutter & Downspout Material
Steel
Flashings: Material
Steel
Conditions Limiting Roof Inspection

Due to conditions such as height of access, roof pitch, weather, temperature, moisture, and or snow covering, the inspector did not walk the entire roof. Observations were made from the ground and or a ladder.

Coverings: Unable To See Everything

This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc.

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
  • O = Observations
$
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Comment
3.1.1 - Coverings

Asphalt Shingles Ok

The asphalt shingles covering the roof of the home appeared to be in serviceable condition at the time of inspection. 

$
Credit
Comment
3.1.2 - Coverings

New Asphalt Shingles: Granule Loss/Hitchhikers

Granules from the asphalt shingles were accumulated in the gutters. During manufacturing, when granules are embedded into the weather surfaces of asphalt shingles, some granules interlock with embedded granules but are not embedded themselves. Storms will eventually wash these interlocked granules off the roof, where they accumulate in gutters. This is not a defective condition however, the accumulated granules can trap sediment, which hardens and prevents fully functional drainage of the gutters. This condition may hasten corrosion. Recommend a thorough cleaning of the gutters.

Contractor Qualified Professional
$
Credit
Comment
3.2.1 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor add and adjust downspout extensions to drain at least 6 feet from the foundation. This can be a DYI project as well. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Roof Roofing Professional
$
Credit
Comment
3.2.2 - Roof Drainage Systems

Downspouts Terminated Below Grade
Front of Home, One Rear of Home

One or more of the downspouts terminated in below grade piping. Inspector was unable to locate termination point(s) and thus could not inspect for conditions within below grade piping. Recommend having a licensed gutter contractor evaluate and confirm components are providing proper drainage away from foundation of home. 

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
3.2.3 - Roof Drainage Systems

Debris in Gutters

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

Here is a DIY resource for cleaning your gutters. 

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
3.3.1 - Flashings

Flashings OK

Roof flashings of this home appeared to be in serviceable condition at the time of the inspection.

$
Credit
Comment
3.4.1 - Skylights, Chimneys & Other Roof Penetrations

Plumbing Stack: Buckled Rain Collar

One or more rain collars on the plumbing vent stacks are buckled. This condition can allow for water to pond next to the pipe and eventually leak via capillary action into the roof structure. Recommend having a qualified roofing contractor repair so rain collars will shed water off and away from pipe. 

Contractor Qualified Professional

4 - Exterior

IN NI NP O
4.1 Siding, Flashing & Trim X X
4.2 Exterior Doors X X
4.3 Exterior Windows and Window Wells X X
4.4 Walkways, Patios & Driveways X X
4.5 Decks, Balconies, & Steps X
4.6 Eaves, Soffits & Fascia X X
4.7 Vegetation, Grading, Drainage & Retaining Walls X
4.8 Pests X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Brick Veneer, Fiber Cement
Siding, Flashing & Trim: Siding Style
Clapboard, Panels
Siding, Flashing & Trim: Trim Material
Wood
Exterior Doors: Front Exterior Entry Door
Glass, Steel
Exterior Doors: Back Exterior Entry Door
Sliding Glass Door
Exterior Doors: Garage Exterior Entry Door
Not Present
Exterior Windows and Window Wells: Window Wells
Not Covered
Exterior Windows and Window Wells: Windows Exterior
Walkways, Patios & Driveways: Driveway Material
Concrete
Walkways, Patios & Driveways: Walkway Material
Concrete
Walkways, Patios & Driveways: Porch Material
Concrete
Walkways, Patios & Driveways: Patio Material
Concrete
Decks, Balconies, & Steps: Appurtenance
Patio
Decks, Balconies, & Steps: Material
Concrete
Pests: Type of Pests
None Observed

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
  • O = Observations
$
Credit
Comment
4.1.1 - Siding, Flashing & Trim

Roof-Wall Intersection: Improper Sidewall Gap

One or more ares of the siding lacked proper clearance where the exterior wall-covering meets the roof-covering material. This condition can allow for moisture intrusion into the wall covering and lead to deterioration and other issues. Current building practice requires a gap of at least 2 inches between the bottom of the exterior wall-covering material and the top of the roof-covering material. Use of sealants to address this issue are a temporary solution and require monitoring and replacement. Recommend having a qualified siding contractor evaluate and repair. 

Siding Siding Contractor
$
Credit
Comment
4.1.2 - Siding, Flashing & Trim

Evidence of Water Intrusion
Southwest Corner

Siding showed signs of water intrusion and damage including edge swelling and paint bubbling. Recommend having a qualified painting contractor prep, prime, caulk, and paint to prevent further damage. 

Commercial Homeowners Association
$
Credit
Comment
4.1.3 - Siding, Flashing & Trim

Fiber cement siding: Damage
Chimney, Southwest Corner of Home

One more areas of the fiber cement siding was damaged, warped, or missing. Recommend having a qualified siding contractor repair or replace.

Siding Siding Contractor
$
Credit
Comment
4.1.4 - Siding, Flashing & Trim

Fiber Cement Siding: Damaged or Missing Paint
Upper Level Front

One or more areas of the fiber cement siding had damaged or missing paint. Recommend having builder apply paint to match. 

Contractor Builder
$
Credit
Comment
4.1.5 - Siding, Flashing & Trim

Fiber Cement Siding: Weathered Paint
Front of Home

Though in good shape overall, the siding with the most exposure to the sun appeared chalky and weathered. Consider planning on repainting the home in the near future. 

Paint roller Painting Contractor
$
Credit
Comment
4.1.6 - Siding, Flashing & Trim

Fiber cement siding: loose or exposed fasteners
Widespread

One more areas of the fiber cement siding had loose or exposed fasteners. This can allow for moisture intrusion and damage. Recommend having a qualified siding contractor repair.

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

Trim: Cracked or Peeling Paint
Widespread

One or more areas of trim had cracked or peeling paint. Recommend having qualified painting contractor prep and repaint where needed. 

Paint roller Painting Contractor
$
Credit
Comment
4.1.8 - Siding, Flashing & Trim

Trim: Damaged or Missing Caulking or Sealant
Front Entrance, Southwest Corner

One or more areas of trim was missing sealant. This can lead to moisture and pest intrusion. Recommend having qualified contractor add appropriate sealant/caulking where needed. 

Contractor Qualified Professional
$
Credit
Comment
4.2.1 - Exterior Doors

Exterior Doors OK

The exterior doors of this home appeared to be in serviceable condition at the time of the inspection.

$
Credit
Comment
4.3.1 - Exterior Windows and Window Wells

Window Trim: Cracked or Peeling Paint

One or more windows had trim with cracked or peeling paint. Recommend having a qualified painting contractor prep and repaint to prevent moisture damage. 

Paint roller Painting Contractor
$
Credit
Comment
4.3.2 - Exterior Windows and Window Wells

Improper Aggregate Clearances

One or more window wells had aggregate at improper levels to the window sills. This condition can lead to water and snow melt to infiltrate through window structure. Standard practice is to have 6 inches of clearance between the top of the aggregate and the bottom of the sill. Recommend having qualified contractor evaluate and repair. 

Hardhat General Contractor
$
Credit
Comment
4.3.3 - Exterior Windows and Window Wells

Exterior windows: damaged shutters
Front of Home

One or more of the exterior windows had damaged shutters. Recommend having a qualified window contractor repair or replace.

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

Walkway Cracking - Minor

Minor cosmetic cracks observed. Recommend sealing crack with appropriate sealant. 

Wrench DIY
$
Credit
Comment
4.6.1 - Eaves, Soffits & Fascia

Eaves & Fascia: Paint/Finish Failing
Widespread

The paint or finish is failing on the eaves and fascias. This can lead to deterioration and rot of the material. Recommend that the areas be properly prepared and painted/finished.

All work should be done by a qualified contractor. 


Commercial Homeowners Association

5 - Electrical

IN NI NP O
5.1 Service Entrance Conductors X
5.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
5.3 Branch Wiring Circuits, Breakers & Fuses X X
5.4 Lighting Fixtures, Switches & Receptacles X X
5.5 GFCI & AFCI X X
5.6 Smoke Alarms X X
5.7 Carbon Monoxide Alarms X X
5.8 Low Voltage, Internet, Cable Components X
5.9 Solar Equipment X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum, 220 Volts
Service Entrance Conductors: Service Wire Size
20 AWG
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Exterior Rear of House
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Service Disconnect Capacity
150 amp
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
150 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Basement, Back, Exterior
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex

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
  • O = Observations
$
Credit
Comment
5.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing Labels on Panel

At the time of inspection, panel was missing labeling. Recommend a qualified electrician or person identify and map out locations. 

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

Junction Box: Missing Cover Plate
Attic In Master Closet

A junction box with spliced wires lacked a cover plate. This is a potential shock hazard and is a safety issue. Recommend having a licensed electrician add cover plate. 

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

Cover Plates Missing
LIVING ROOM

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
Electric Electrical Contractor
$
Credit
Comment
5.4.2 - Lighting Fixtures, Switches & Receptacles

Light Bulbs Not Functioning
Basement Bathroom Fan, L0wer Level Bath

One or more light bulbs were not functioning. Recommend replacing with new bulbs rated for their specific fixtures. 

Wrench DIY
$
Credit
Comment
5.5.1 - GFCI & AFCI

AFCI Protection OK

The main service panel had AFCI breakers serving the bedrooms and living spaces required by current standards and were operable at time of inspection. 

The breakers used in the main and sub panels were combination AFCI and GFCI.

$
Credit
Comment
5.5.2 - GFCI & AFCI

GFCI Protection OK

All locations where GFCI protection is required by current standards had protection present and were operable at time of inspection. 


The breakers used in the main and sub panels were combination AFCI and GFCI.

$
Credit
Comment
5.6.1 - Smoke Alarms

Missing Smoke Alarms
Master Bedroom

One or more smoke alarms were missing from locations that meet today's standards. Recommend having qualified electrical contractor install new detectors, meeting current standards for occupant safety. 

Smoke Alarms were not found in the following areas: 

  1. Master Bedroom

Additional information on smoke alarms: https://www.usfa.fema.gov/downloads/pdf/publications/infographic_2016_fpw_custom.pdf

Contractor Qualified Professional
$
Credit
Comment
5.6.2 - Smoke Alarms

Smoke Alarms Past Life Expectancy
Main Floor, Upper Level Hallway, Bedroom

One or more smoke detectors were past their life expectancy.  The life expectancy of smoke alarms is generally 10 years, after which point their sensors can begin to lose sensitivity. 

The test button only confirms that the battery, electronics, and alert system are working; it doesn't mean that the smoke sensor is working. 

Recommend having qualified electrician replace with new detectors and place additional ones per current standards if needed.

NOTE: For suture ease of dating and maintenance, I recommend simply replacing all smoke alarms.

Electric Electrical Contractor
$
Credit
Comment
5.7.1 - Carbon Monoxide Alarms

Carbon Monoxide Alarm: Missing
Basement

Inspector did not locate a  CO alarm in the basement. Current recommendations call for a CO alarm on at least each floor of the home. This is a safety hazard. 

Inspector recommends having qualified contractor install CO detector(s) to current recommendations and standards. 

For some additional information:

Where to install CO Alarms

Contractor Qualified Professional
$
Credit
Comment
5.7.2 - Carbon Monoxide Alarms

Carbon Monoxide Alarms OK

The CO alarms were tested and appear to be functioning at the time of inspection. 

The life expectancy of CO alarms is generally 5-7 years, after which point their sensors can begin to lose sensitivity. The test button only confirms that the battery, electronics, and alert system are working; it doesn't mean that the CO sensor is working. Recommend replacing CO alarms every 5 years. 

NOTE: The CO alarms were 4 years old.

Contractor Qualified Professional

6 - Garage

IN NI NP O
6.1 Ceiling X X
6.2 Floor X X
6.3 Walls & Firewalls X X
6.4 Garage Door X X
6.5 Garage Door Opener X X
6.6 Detached Exterior X
6.7 Occupant Door (From garage to inside of home) X X
Type
Attached
Floor: Garage Floor Photos
Garage Door: Material
Wood Composite
Garage Door: Type
Sectional
Occupant Door (From garage to inside of home): Door Photos and Video
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
6.1.1 - Ceiling

Garage Ceiling OK

The garage ceiling appeared to be in serviceable condition at the time of inspection.

$
Credit
Comment
6.2.1 - Floor

Minor Cracking

Cracking visible in the garage floor. This may be due to the soils underneath settling overtime. Recommend having a qualified concrete contractor evaluate and repair.

House construction Structural Engineer
$
Credit
Comment
6.2.2 - Floor

Garage floor: Slopes Toward Home/Foundation

The garage floor, in one or more areas, slopes towards the house and foundation. This can lead to moisture intrusion in the soils beneath leading to structural issues and further settlement damage. Recommend having a qualified concrete poly or mud jacking contractor repair to insure flow of moisture away from home. 

Here is a concreting lifting company I have used in the past: https://www.liftmyconcrete.com

Contractor Qualified Professional
$
Credit
Comment
6.3.1 - Walls & Firewalls

Firewalls: OK

The firewalls appeared to meet current safety standards at the time of inspection. 

Contractor Qualified Professional
$
Credit
Comment
6.5.1 - Garage Door Opener

Remote Not Tested

The remote(s) for opening the garage door, often used within a vehicle, were not available to test at the time of inspection. 

Contractor Qualified Professional
$
Credit
Comment
6.7.1 - Occupant Door (From garage to inside of home)

Garage Occupant Door Ok

The garage occupant door appeared to meet the following: 

  1. Certification plate for listing it as  a 20 minute fire door
  2. Proper material, type, and thickness 
  3. Self closing
  4. Door seal in serviceable condition
Contractor Qualified Professional

7 - Basement, Foundation, Crawlspace & Structure

IN NI NP O
7.1 Foundation X X
7.2 Basements & Crawlspaces X X
7.3 Vapor Retarders (Crawlspace or Basement) X
7.4 Floor Structure X X
7.5 Wall Structure X
7.6 Ceiling Structure X
Inspection Method
Attic Access, Crawlspace Access, Infrared, Visual
Foundation: Foundation Material
Concrete
Basements & Crawlspaces: Crawl Space Photos
Vapor Retarders (Crawlspace or Basement): Photos of Vapor Barrier
Floor Structure: Upper Level Sub-floor
OSB
Floor Structure: Upper Level Sub-floor Framing Material
Wood Beams, Wood Joists
Floor Structure: Basement Floor
Concrete
Floor Structure: Crawlspace Floor
Dirt, Vapor Barrier
Ceiling Structure: Material
Drywall
Ceiling Structure: Photos of Basement Ceiling

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
  • O = Observations
$
Credit
Comment
7.1.1 - Foundation

Foundation Spalling
Front Porch

One or more areas of the foundation was observed to have spalling. This is where the top layer of the concrete flakes off. It appears to be a cosmetic issue at this time and not effecting the structure.  This condition can be due to a mix issue with the original pour or from possible moisture intrusion. Recommend having a qualified foundation contractor evaluate, repair, and seal to mitigate against further damage. 

Foundation Foundation Contractor
$
Credit
Comment
7.2.1 - Basements & Crawlspaces

Crawl Space: Wall Insulation Needs Repair

The insulation installed on the crawl space foundation walls was falling down or damaged. Recommend having a qualified insulation contractor repair, reinstall, or replace where needed. 

House construction Insulation Contractor
$
Credit
Comment
7.4.1 - Floor Structure

Sub Floor: Previous Leak

On or more areas of the subfloor had signs of a previous leak. Recommend asking current owners as to details of leak and its repair. 

$
Credit
Comment
7.4.2 - Floor Structure

Evidence of Past Repairs: Joists

There was evidence of past repairs to the floor joists including sistering. Sistering is a method of strengthening weak joists and can help straighten sagging joists. Recommend asking current owners for details and documents about any repairs and the condition they were trying to fix. Consider having a qualified contractor evaluate. 

NOTE: These repairs may have been to address uneven flooring I felt on the lower level bathroom and laundry room.

Contractor Qualified Professional
$
Credit
Comment
7.4.3 - Floor Structure

Possible Microbial Growth
Crawl Space

In one or more areas of the sub flooring there appeared to be evidence of microbial growth. Mold testing is beyond the scope of a visual home inspection and requires a licensed environmental contractor to do proper testing to confirm the presence of mold. Recommend having a licensed environmental testing contractor test for mold and other microbial growth. 


NOTE: I suspect any microbial growth that happened was due to the past leak and water damage current owners put in the disclosure. Microbial growth needs around 20% humidity to grow. Moisture meter readings taken at the time of inspection were at or near 0% moisture levels.

Hardhat Mold Inspector

8 - Heating

IN NI NP O
8.1 Equipment X X
8.2 Normal Operating Controls X
8.3 Vents, Flues & Chimneys X
8.4 Distribution Systems X X
8.5 Presence of Installed Heat Source in Each Room X
8.6 Gas/LP Firelogs & Fireplaces X X
8.7 Wood Burning Fireplace/Stove X
8.8 Whole House Humidifier X
8.9 Radiant Heat X
Equipment: Brand
Goodman
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Gas-Fired Heat, Forced Air
Equipment: 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: Data Plate
Equipment: Date of Manufacture
2011

Date of manufacture was determined via serial number on the data plate. 

Vents, Flues & Chimneys: Photos of Furnace Venting
Distribution Systems: Ductwork
Non-insulated

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
  • O = Observations
$
Credit
Comment
8.1.1 - Equipment

Furnace Operation OK

The furnace operated with no observed deficiencies at the time of inspection. 

$
Credit
Comment
8.1.2 - Equipment

Filter Dirty

The furnace filter is dirty and needs to be replaced every 3 months.

Fire HVAC Professional
$
Credit
Comment
8.1.3 - Equipment

Evidence of Moisture or Condensation in Blower Compartment

There was evidence of past moisture or condensate intrusion within the blower compartment.  No active leaks or sources of  moisture were seen at the time of inspection. Recommend having qualified HVAC contractor evaluate for source of moisture and repair as needed. 

NOTE: The manifold also had rust. 


Contractor Qualified Professional
$
Credit
Comment
8.4.1 - Distribution Systems

Duct Support: Damage or Loose
Crawl Space

A support for the HVAC duct system was damaged or loose at the time of inspection. Recommend having a qualified HVAC contractor repair. 

Fire HVAC Professional
$
Credit
Comment
8.6.1 - Gas/LP Firelogs & Fireplaces

Cleaning and Servicing

Due to the age and or condition of the gas fireplace, it's recommend to have a qualified fireplace contractor service, clean, and verify safe operation. 

Fire Fireplace Contractor
$
Credit
Comment
8.6.2 - Gas/LP Firelogs & Fireplaces

Gas Fireplace Cloudy Glass

The glass on the gas fireplace appeared to be cloudy. This is likely caused by the byproducts of combustion. Recommend having a qualified fireplace contract service and clean. 

Fire Fireplace Contractor
$
Credit
Comment
8.6.3 - Gas/LP Firelogs & Fireplaces

Gas Fireplace: Yellow Flame Pattern

When operated, the gas fireplace had a predominately yellow flame. While the aesthics of a yellow flame is often preferred, it indicates a fuel/air mix that is too rich and can lead to heavy soot buildup within the firebox, glass and flue. It is also inefficient in terms of natural gas usage. Recommend having a qualified fireplace contractor, clean, service, and adjust fuel/air mixture.

Fire Fireplace Contractor

9 - Cooling

IN NI NP O
9.1 Cooling Equipment X X
9.2 Normal Operating Controls X
9.3 Distribution System X
9.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Brand
Rheem
Cooling Equipment: Energy Source/Type
Electric, Whole House Fan
Cooling Equipment: Location
Exterior West
Cooling Equipment: Data Plate
Cooling Equipment: Date of Manufacture
2003

The date of manufacture was determined via the serial number on the data plate. 


The average life expectancy of an air conditioning system is 15-20 depending on routine maintenance and other factors. 

Cooling Equipment: SEER Rating
NA SEER

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

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

Cooling Equipment: Whole House Cooling Fan
Upstairs

The home had a whole house fan used for cooling during the warmer months. It pulls in cooler night air through open windows and exhausts in to the attic space.

Distribution System: Configuration
Split
Distribution System: Ductwork
Non-insulated
Air Conditioning Not Tested Due To Ambient Temperature

The A/C system(s) are not tested for proper operation when the outside air temperature is 65 degrees or colder. Cold temperatures make it difficult to determine proper function and can potentially damage components of an air conditioner.

Normal Operating Controls not inspected.

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
  • O = Observations
$
Credit
Comment
9.1.1 - Cooling Equipment

R-22 Refrigerant

The air conditioning/heat pump system currently uses R-22 type refrigerant. If your air conditioning fails, it might be subject to the following:

On January 1, 2010, the Environmental Protection Agency placed into effect a ban on the manufacture of new HVAC systems using R-22 refrigerant. General phase out of R-22 refrigerant is currently estimated to be complete by the year 2020, at which time chemical manufacturers will no longer be able to produce R-22 to service existing air conditioners and heat pumps. Exiting units using R-22 can continue to be serviced with R-22 but is expected to gradually become expensive and difficult to obtain. New, high-energy efficient systems will utilize new non-ozone-depleting refrigerants such as 410-A. Unfortunately, 410-A cannot be utilized on some older systems which previously used R-22 without making some substantial and costly changes to system components. 

Due to a loophole in the current regulations designed to promote the change from R-22 to 410-A refrigerant, some manufacturers were allowed to manufacture units after 2010 that were delivered with no refrigerant in them but that were designed for R-22 refrigerant to be installed in the field. Be advised that maintenance of this unit could be extremely expensive due to the growing scarcity of R-22 refrigerant and replacement of the unit may become necessary prior to the end of its expected life. 

Fire HVAC Professional
$
Credit
Comment
9.1.2 - Cooling Equipment

Due to Age: Service and Testing

Due to the age of the unit I recommend having the system serviced and tested to ensure proper and efficient function of the air-conditioning system and to extend its life. 

NOTE: The average life expectancy of an air-conditioning system is 15 to 20 years. This unit is now 17 years old. Recommend on planning for replacement. 

Fire HVAC Professional
$
Credit
Comment
9.1.3 - Cooling Equipment

Condenser Fins Need Cleaning

Air flow to the air conditioner condenser was restricted. This may result in inefficient operation. Recommend cleaning dirt and/or debris from unit.
Fire HVAC Professional
$
Credit
Comment
9.1.4 - Cooling Equipment

Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation. Recommend replacement by qualified contractor. 

Fire HVAC Professional

10 - Plumbing

IN NI NP O
10.1 Main Water Shut-off Device X
10.2 Drain, Waste, & Vent Systems X X
10.3 Water Supply, Distribution Systems & Fixtures X
10.4 Hot Water Systems, Controls, Flues & Vents X X
10.5 Fuel Storage & Distribution Systems X
10.6 Sump Pump X X
10.7 Sinks, Toilets, Showers and Tubs X X
10.8 Whole House Water Conditioner X
Filters
Whole house conditioner
Water Source
Public
Main Water Shut-off Device: Location
Basement
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
ABS
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper, Pex
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Pressure
48 psi

Home water supply pressure acceptable limits are between 40 pounds per square inch (PSI) and 80 PSI. 

Stated number reflects water pressure measured at the time of inspection. 

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. 

Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement, Utility Room
Hot Water Systems, Controls, Flues & Vents: Data Plate
Hot Water Systems, Controls, Flues & Vents: Date of Manufacture
2017

Date of manufacture was identified by data plate or serial number.


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.

Fuel Storage & Distribution Systems: Main Gas Shut-off Location
East
Gas Meter
Fuel Storage & Distribution Systems: Propane Tank Location
Not Present
Sump Pump: Location
Basement
Whole House Water Conditioner: Beyond Scope of Visual Home Inspection

Inspecting and confirming function of a whole house water conditioning system is beyond the scope of a visual home inspection. I recommend reading any manuals on operation and care & maintenance if left by previous owners. A Google search of the brand and model number should also provide a source for manuals. 

Information on water conditioners

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
  • O = Observations
$
Credit
Comment
10.2.1 - Drain, Waste, & Vent Systems

Dishwasher Drain: Lacks P-trap
Kitchen

The dishwasher drainage system lacked a P-trap. This may allow sewer gases to enter the living spaces. Recommend having a qualified plumber repair. 

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

Recommend Yearly Maintenance

To extend the life of your water heater, it's recommended to drain and service once a year. Recommend hiring a qualified plumbing contractor to service all parts of the water heater. 


Info on DIY Maintenance

Pipes Plumbing Contractor
$
Credit
Comment
10.6.1 - Sump Pump

No Pump was Installed
Near Furnace

The sump did not have a pump installed at the time of inspection. The sump was dry at the time of inspection. Recommend monitoring for water within sump. If water does enter sump at some point, I recommend having a qualified plumber install a float actuated pump and discharge piping to current standards. 

Pipes Plumbing Contractor
$
Credit
Comment
10.7.1 - Sinks, Toilets, Showers and Tubs

Bathroom Sink: Leak
Upstairs Common Bathroom

A bathroom sink had an active leak at the time of inspection. Recommend repair by a qualified plumbing contractor. 

Pipes Plumbing Contractor
$
Credit
Comment
10.7.2 - Sinks, Toilets, Showers and Tubs

Prior Leaks: Sinks
Master Bath Left Sink

One ore more sinks showed signs of past leaks. Recommend monitoring for active leaks. If leak is discovered, recommend hailing qualified pluming contractor repair. 

Pipes Plumbing Contractor
$
Credit
Comment
10.7.3 - Sinks, Toilets, Showers and Tubs

Shower Fixture: DAMAGED OR INOPERABLE
Basement Bathroom

A shower fixture non-functioning, functioned improperly, or was damaged at the time of inspection. Recommend repair by a qualified plumbing contractor.


NOTE: The shower fixture spun too far and allowed water to flow in multiple positions.

Pipes Plumbing Contractor

11 - Attic, Insulation & Ventilation

IN NI NP O
11.1 Roof Structure & Attic X
11.2 Attic Insulation X
11.3 Attic Ventilation X X
11.4 Exhaust Systems X X
11.5 Wall and Ceiling Insulation X
Flooring Insulation
Batt
Roof Structure & Attic: Material
OSB
Roof Structure & Attic: Framing Type
Engineered Truss
Attic Insulation: R-value
32.4

R-value stated is an approximation. Installation practices, settling and other factors may affect R-value. 

Blown fiberglass insulation has roughly an R-value of 2.7 per inch. 

Blown fiberglass cellulose has roughly an R-value of 3.5 per inch.

Attic Insulation: Insulation Type
Batt, Fiberglass, Loose-fill
Attic Insulation: Vaulted Ceilings Limitation

Due to the presence of vaulted ceilings in areas of the home, inspection of the ceiling insulation in its entirety was not possible at the time of inspection. 

Attic Ventilation: Attic Ventilation Type
Turtle Vents
Exhaust Systems: Exhaust Fans
Fan Only, Fan with Light
Exhaust Systems: Radon Mitigation
Active
Exhaust Systems: Radon Mitigation System

An active radon mitigation system was installed at the home. It was running at the time of inspection. A radon test is recommended to measure the effacacy of current system and its ability  to keep radon exposure below the EPA recommended 4.0 pCi/l. 

EPA Radon Guide

Exhaust Systems: Whole House Environmental Ventilation
Not Present

The home had a whole house ventilation system. Due to modern building techniques and building practices, homes today are much better sealed against air leaks and are thus more efficient. Energy-efficient homes both new and existing require mechanical ventilation to maintain indoor air quality. 

There are four basic mechanical whole-house ventilation systems exhaust, supply, balanced, and energy recovery.

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
  • O = Observations
$
Credit
Comment
11.3.1 - Attic Ventilation

Missing Soffit Vents

No soffit vents were installed at the time of the inspection. Soffit vents are installed to provide a fresh air intake that introduces air to the roof structure that is typically exhausted through other ventilation devices installed higher in the roof. Without a fresh air intakes installed low in the roof, the existing ventilation system is not very effective. The Inspector recommends that ventilation devices be installed low in the roof to improve overall roof structure ventilation. All work should be performed by a qualified roofing contractor.

Roof Roofing Professional
$
Credit
Comment
11.4.1 - Exhaust Systems

Bathroom Vent: Terminate In Attic
Attic

A bathroom fan vent terminated into the attic. This can cause elevated humidity levels, possible mold growth, and damage to roof structure. Recommend a qualified contractor properly install exhaust fan to terminate to the exterior.

NOTE: The vent duct should be positively connected and sealed to the exterior vent cap, not just placed near it. 

Fire HVAC Professional
$
Credit
Comment
11.4.2 - Exhaust Systems

Dryer Vent Needs Cleaning

The vent for the dryer showed signs of lint build-up. A clogged dryer vent is a fire hazard and can trap moisture.  Recommend having qualified professional clean out venting. 

Contractor Qualified Professional

12 - Doors, Windows & Interior

IN NI NP O
12.1 Doors X
12.2 Windows X
12.3 Floors X X
12.4 Walls X
12.5 Ceilings X
12.6 Steps, Stairways & Railings X
12.7 Countertops & Cabinets X X
Windows: Window Type
Double-hung, Sliders, Thermal
Windows: Window Manufacturer
Prism
Windows: Window Material
Vinyl
Floors: Floor Coverings
Carpet, Engineered Wood, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Popcorn, Drywall
Countertops & Cabinets: Countertop Material
Composite, Granite
Countertops & Cabinets: Cabinetry
Laminate, Wood

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
  • O = Observations
$
Credit
Comment
12.3.1 - Floors

Flooring Uneven
Kitchen, Lower Level Bath & Laundry

One or more areas of the flooring were uneven. Consider having a qualified flooring contractor evaluate and repair. 

Flooring Flooring Contractor
$
Credit
Comment
12.3.2 - Floors

Floor Squeak
Kitchen, Laundry Room

There was a noticeable floor squeak in one or more areas of the home's flooring. Recommend having a qualified flooring contractor evaluate and repair. 

NOTE: The first video is the kitchen. The second the lower lever bath.

Flooring Flooring Contractor
$
Credit
Comment
12.7.1 - Countertops & Cabinets

Cabinet Handle Loose
Master Bath Left Sink

One or more cabinet handles were loose. Recommend properly installing handles. 

Wrench DIY

13 - Built-in Appliances

IN NI NP O
13.1 Dishwasher X X
13.2 Refrigerator X X
13.3 Range/Oven/Cooktop X X
13.4 Garbage Disposal X X
13.5 Built-in Microwave X
13.6 Shelf Microwave X X
13.7 Basement/Entertainment Room Appliances X X
Dishwasher: Brand
Frigidaire
Refrigerator: Brand
Samsung
Range/Oven/Cooktop: Range/Cooktop Energy Source
Electric
Range/Oven/Cooktop: Range/Cooktop Brand
Samsung
Range/Oven/Cooktop: Oven Energy Source
Electric
Range/Oven/Cooktop: Range/Oven Brand
Samsung
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Built-in Microwave: Built-in Microwave Brand
GE

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
13.1.1 - Dishwasher

Dishwasher Operation OK

The dishwasher was run on a rinse cycle at operated as designed at the time of inspection.

$
Credit
Comment
13.2.1 - Refrigerator

Refrigerator OK

The refrigerator appeared to be in working order and was operating as designed at the time of inspection. 

$
Credit
Comment
13.3.1 - Range/Oven/Cooktop

Range/Cooktop Operation OK

The range/oven/cooktop operated as designed at the time of inspection. 

$
Credit
Comment
13.4.1 - Garbage Disposal

Disposal OK

The disposal appeared to be in working order and was operating as designed at the time of inspection.

Contractor Qualified Professional
$
Credit
Comment
13.5.1 - Built-in Microwave

Microwave OK

The microwave appeared to be operable at time of inspection. 

$
Credit
Comment
13.6.1 - Shelf Microwave

Shelf Microwave OK

The shelf microwave operated as expected at the time of inspection. 

$
Credit
Comment
13.7.1 - Basement/Entertainment Room Appliances

Basement Appliances: OK

The appliances in the basement operated and functioned as designed at the time of inspection. 

14 - Freestanding Appliances

IN NI NP O
14.1 Clothes Washer X
14.2 Clothes Dryer X

Any inspection or testing of freestanding appliances such as clothes washers and dryers is beyond the Standards of Practice for a typical home inspection. Only as a courtesy, if the appliances are included in the sale of the property, the inspector may attempt to verify operation and note any visible deficiencies of such appliances. No warranty is expressed or implied by inspecting and testing of such freestanding appliances. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations