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1234 Main St.
Coeur d'Alene, ID 83814
11/16/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
9
General maintenance
12
Recommendation
2
Safety hazard / immediate attention

A home inspection is a non-invasive, visual examination of the accessible areas of the property, designed to identify areas of concern within specific systems or components defined by the signed agreements and InterNACHI Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs. Specialized evaluations by the appropriate trades contractors may reveal additional issues that are not able to be identified from a purely visual inspection of the property.

This inspection does not include evaluation of private water supply equipment (well pumps, flow tests, etc), sprinkler/irrigation systems, hot tubs, pools, generators, or other systems not covered under the Standards of Practice as established by the International Association of Certified Home Inspectors. Additionally, a home inspection does not include a pest inspection. You are encouraged to seek these evaluations by the relevant contractors prior to the conclusion of your inspection response period.

This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in an evaluation of the overall condition of the dwelling only. A home inspection is not a code inspection. We recommend that you check with your local building department for any closed, voided, failed or non-permitted work prior to closing on the home. This inspection report is not a prediction of future conditions and property conditions are subject to change at any time.

1 - Inspection Details

In Attendance
None
Occupancy
Furnished
Type of Building
Single Family
Style
Multi-Level
Temperature (approximate)
85 Fahrenheit (F)
Weather Conditions
Dry, Clear

This supplemental Advanced Standards of Practice is designed to be utilized in conjunction with the applicable Referenced Standard as defined in the Inspection Agreement. Unless explicitly noted within this standard, all limitations of the Referenced Standard shall apply. 

I. Purpose The Purpose of the Certified Inspection Expert Advanced Inspection SOP (Standards of Practice) Supplement (Advanced Standard(s)) is to establish a higher minimum standard for performing a residential home inspection and ensure the best possible outcome for property owners and home buyers alike while delivering the very best value available. A Certified Inspection Expert (CIE) who adheres to these Advanced Standards has committed to delivering on an inspection with a higher level of detail than any and all other standards in the marketplace. 

II. Additional Required Items to be Inspected beyond the Referenced Standard a. All accessible outlets, free of obstructions and within reach, shall be checked with a standard outlet testing device. i. Testing shall include any GFCI outlets meeting the same criteria. b. All accessible doors and windows, free of obstructions and within reach, shall be checked for functionality, rot, and other damage. c. Evaluate the basic functionality of main kitchen appliances to include; i. Cycle the dishwasher to check for leaks and basic functionality. ii. Ensure Refrigerator is cooling, lights are functional, and dispensers operate as intended. iii. Run disposal to ensure operation. iv. Ensure all oven/stove elements and burners turn on. v. Check exhaust fans for functionality. d. Note visible apparent or suspected mold in excess of two (2) square feet within the finished living areas where free of obstructions and within view. e. Note rodents and/or evidence of rodents where free of obstructions and within view within the finished living areas where accessed by the inspector. f. Check for manufacturer recalls on basic appliances and deliver a RecallChek Report. g. Issue a warranty against roof leaks on any home where no visible moisture or leaking issues were observed from a duly authorized Warranty or Service Contract Provider. h. Note the current water pressure at one plumbing fixture drawing from the primary source of water delivery for the home. i. Note the age of HVAC systems where clearly evident on a manufacturers identification tag. j. Test the pressure-activated auto reverse and related safety mechanisms of garage doors, where applicable. 

III. Additional Required Deliverables to Client beyond the Referenced Standard a. Each client shall receive, from a duly authorized Warranty or Service Contract Provider the following: i. A 90 Day Limited Warranty for Mechanical and Structural Failures. ii. A 90 Day Limited (extendable) Warranty for underground sewer and water line issues. iii. A 90 Day Limited Warranty for visible mold issues within the living spaces. iv. All warranties have terms and conditions and are serviced and underwritten by a third party. 

IV. Required Guarantee a. At least a 100% satisfaction money back guarantee, solely applied to any funds paid for the inspection service itself (excluding any ancillary services). This guarantee shall be good for a minimum of 15 days following the inspection. 

This Advanced Standards, combined with the Referenced Standards, shall encompass all obligations to the Client without exception. By accepting such standards as referenced in the accompanying Inspection Agreement, Client agrees to pursue any and all issues via the various Warranties and Guarantees as enumerated herein.

2 - Roof Coverings and Drainage

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X X
Inspection Method
Roof
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum
Coverings: Material
Asphalt, Architectural

General Information Regarding Asphalt Shingle Roof Coverings:

3-Tab Asphalt Shingles: Marketed with a 20-year lifespan by most manufacturers.*

Architectural Asphalt Shingles: Marketed with a 30-year lifespan by most manufacturers.*

Metal Roof Panels: Marketed with anywhere from a 40-year to 70-year lifespan depending on the product.*

*Lifespan estimations are based upon ongoing routine maintenance being performed. Neglecting to maintain your roof can significantly reduce the actual lifespan of the covering material.

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
2.1.1 - Coverings

Moss
Roof

While inspecting the roof I found moss growth in some locations across the roof. If left unaddressed this condition will compromise the integrity of the asphalt shingle covering and lead to moisture intrusion. I recommend that a qualified professional evaluate and clean/repair as necessary. 


Here is a helpful article that discusses algae and moss on roof surfaces.

Contractor Qualified Professional
Credit
Comment
2.1.2 - Coverings

Granule Loss
Roof

While on the roof I noticed granule loss on the asphalt shingle roof coverings. The surface granules not only contribute to impact resistance but they also protect the shingle from the sun's UV rays. I recommend monitoring this condition and replacing shingles as needed. 

Roof Roofing Professional
Credit
Comment
2.2.1 - Roof Drainage Systems

Downspouts - Drain Near Foundation
Exterior

The downspouts drain near the foundation. This can result in excessive moisture accumulation in the soil near the foundation, which can lead to foundation movement/settling and moisture intrusion through the foundation. I recommend installing downspout extensions to facilitate drainage 3 to 5 feet away from the foundation.

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

Tools Handyman/DIY
Credit
Comment
2.2.2 - Roof Drainage Systems

Gutter(s) - Discharge On Roof
Roof

While inspecting the roof and gutter systems I noticed that gutters are discharging onto the roof surface. This is a common installation practice, however, it can lead to accelerated deterioration of the roof covering in localized areas and increased potential for moisture intrusion. I recommend monitoring these areas.

Gutter cleaning icon Gutter Contractor
Credit
Comment
2.4.1 - Skylights, Chimneys & Other Roof Penetrations

Roof Penetration Flashing - Exposed Fasteners
Roof

While inspecting the penetration flashings I noticed multiple exposed fasteners. Best roofing practices call for the application of an appropriate sealant over any exposed fastener heads to prevent moisture intrusion. I recommend that a qualified professional evaluate and remedy.

Contractor Qualified Professional
Credit
Comment
2.4.2 - Skylights, Chimneys & Other Roof Penetrations

Plumbing Boot(s) - Deteriorated
Roof

While on the roof I noticed that the plumbing boot(s) has deteriorated and is in need of replacement. If left unaddressed this condition can lead to moisture intrusion into the attic. I recommend that a qualified roofing contractor evaluate and replace.

Roof Roofing Professional

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X
3.3 Windows X
3.4 Walkways, Patios & Driveways X X
3.5 Decks, Balconies, Porches & Steps X X
3.6 Eaves, Soffits & Fascia X X
3.7 Vegetation, Grading, Drainage & Retaining Walls X X
3.8 Fence X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Brick Veneer, Vinyl
Siding, Flashing & Trim: Siding Style
Lap
Exterior Doors: Exterior Entry Door
Metal, Wood, Sliding Glass
Walkways, Patios & Driveways: Driveway Material
Concrete
Walkways, Patios & Driveways: Walkway Material
Concrete
Walkways, Patios & Driveways: Patio Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Front Porch
Decks, Balconies, Porches & Steps: Material
Cobblestone
Fence: Material
Wood

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

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

Brick Veneer - Loose/Deteriorated
Exterior East

While inspecting the exterior siding components I noticed that some portions of the stone veneer are loose and deteriorated. This can be resolved by a qualified masonry contractor. 

Brick Masonry Contractor
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Grout Maintenance Needed
Exterior East

While inspecting the window installed within the brick veneer I noticed deterioration of the grout lines around the window. I recommend repair by a qualified professional to prevent further deterioration or moisture intrusion. 

Contractor Qualified Professional
Credit
Comment
3.4.1 - Walkways, Patios & Driveways

Cracking - Minor
Patio, Walkway, Driveway

Minor cracking was observed in the surface, which indicates settlement of the slab and/or soil movement. This is common but I do recommend repair/sealant as needed to prevent moisture intrusion and further deterioration. 

Tools Handyman/DIY
Credit
Comment
3.5.1 - Decks, Balconies, Porches & Steps

Ledger Flashing - Missing
Deck

While inspecting the deck I noticed that ledger flashing was not installed. Best practices call for ledger flashing to prevent moisture intrusion. I recommend that a qualified deck contractor evaluate and repair. 

House front 1 Deck Contractor
Credit
Comment
3.5.2 - Decks, Balconies, Porches & Steps

Ledger Board Improperly Installed
Deck

The ledger board is not properly attached to the building with lag screws/bolts. This can allow the deck to pull away from the rim joist. I recommend that the ledger board be properly secured.

NOTE: Recommended spacing of fasteners in inches = 100 / joist length in feet.

House front 1 Deck Contractor
Credit
Comment
3.6.1 - Eaves, Soffits & Fascia

Fascia - Rotted
Roof

Some areas of the fascia are compromised by moisture and rotting. I recommend that a qualified roofer evaluate & repair.

Roof Roofing Professional
Credit
Comment
3.7.1 - Vegetation, Grading, Drainage & Retaining Walls

Vegetation Proximity
Exterior

Vegetation is located in close proximity to the exterior of the home. This may hold moisture closer to the home and some species of vegetation may cause physical damage to the siding if left unaddressed. Best practices call for a minimum clearance of 12" between any vegetation and the home. 

Yard scissors Landscaping Contractor
Credit
Comment
3.8.1 - Fence

Fence - Repair Needed
North, West

Some areas of the fence components are in need of repair to restore functionality and cosmetic appearance. 

Fence Fence Contractor

4 - Garage

IN NI NP D
4.1 Ceiling X
4.2 Floor X
4.3 Walls X
4.4 Garage Door X
4.5 Garage Door Opener & Safety X
4.6 Occupant Door (From garage to inside of home) X
Garage Door: Material
Metal
Garage Door Opener & Safety: Auto-Reverse Sensors
Functional
Garage Door: Type
Automatic, Sectional
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

5 - Electrical

IN NI NP D
5.1 Service Entrance Conductors X
5.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
5.3 Branch Wiring Circuits, Breakers & Fuses X
5.4 Lighting Fixtures, Switches & Receptacles X
5.5 GFCI & AFCI X
5.6 Smoke Detectors X X
5.7 Carbon Monoxide Detectors X X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wiring Material
Solid Strand Copper, Stranded Aluminum
Branch Wiring Circuits, Breakers & Fuses: Type
Non-Metallic Cable (NM)
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Westinghouse

I recommend service of all panels every 3 years by a qualified electrician in accordance with best home maintenance practices. 

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
5.6.1 - Smoke Detectors

Beyond Service Life
1st Floor Bedroom, Basement

Multiple smoke detectors in the home are beyond their service life of 10 years and are now expired. Even if the unit seems to function when tested the internal particulate detection components may fail in the event of a fire. I recommend replacing all smoke detectors over 10 years old in accordance with manufacturer specifications and NFPA 72.

Tools Handyman/DIY
Credit
Comment
5.7.1 - Carbon Monoxide Detectors

Carbon Monoxide Detectors - Missing
Basement

No carbon monoxide detectors are installed in this home. I recommend that they are installed in accordance with NFPA 72. Carbon monoxide detectors save lives!


Here is a helpful article about the dangers of carbon monoxide

Tools Handyman/DIY

6 - Foundation and Structure

IN NI NP D
6.1 Foundation X
6.2 Basements & Crawlspaces X
6.3 Floor/Ceiling Structure X
6.4 Wall Structure X
6.5 Roof Structure X
Inspection Method
Attic Access, Visual
Foundation: Type
Concrete
Basements & Crawlspaces: Basement/Crawlspace Floor
Inaccessible
Floor/Ceiling Structure: Floor Structure Material
Wood Joists
Floor/Ceiling Structure: Sub-floor Material
Plywood
Wall Structure: Material
2 x 4 Wood Studs
Roof Structure: Material
Wood, OSB
Roof Structure: Roof Type/Style
Gable
Insulated/Finished Walls Disclaimer

Foundation,basement or crawlspace walls were finished and/or insulated at the time of inspection. Only walls which were fully exposed could be thoroughly inspected for structural deficiencies.

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

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X
7.2 Sewer/Septic Cleanout X
7.3 Drain, Waste, & Vent Systems X X
7.4 Water Supply X X
7.5 Water Heater X
7.6 Gas/LP Supply X
7.7 Sump/Sewage Pump(s) X
7.8 Fixtures X X
Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
1 1/2", 2", 3"
Drain, Waste, & Vent Systems: Material
PVC, ABS
Water Supply: Distribution Material
Copper
Water Heater: Capacity
50 Gallons
Water Heater: Location
Basement, Laundry Room
Water Heater: Power Source/Type
Gas
Main Water Shut-off Device: Location
Basement
Sewer/Septic Cleanout: Location
Exterior, South
Water Supply: Water Supply Material
Unknown
Gas/LP Supply: Main Shut-off Location
Gas Meter
Water Heater: Manufacturer
American Water Heater Co.

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. 

Water Heater: Date of Manufacture
2016

While the average lifespan of modern water heaters is 8 to 12 years, this varies widely based on initial construction quality and factors like correct installation, water source, usage volume, and ongoing maintenance. I recommend monitoring the performance of water heaters over 10 years old and preparing to replace if needed.

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
7.3.1 - Drain, Waste, & Vent Systems

Leaking Pipe(s)
Kitchen

A drain pipe connection leaked during use at the time of inspection. I recommend that a qualified plumber evaluate and repair.

Pipes Plumbing Contractor
Credit
Comment
7.4.1 - Water Supply

Hot/Cold Supply Reversed
Kitchen

While inspecting the water supply to this fixture I found that the hot and cold water supply is reversed. Best plumbing practices call for the hot water supply to always be situated to the left of the user to prevent scald injuries. 

Pipes Plumbing Contractor
Credit
Comment
7.8.1 - Fixtures

Caulk Maintenance Needed
Master Bathroom

While inspecting the shower/tub caulk beads I found deterioration and/or cracking. I recommend repair to prevent incidental water penetration to the floor and wall structures. 

Tools Handyman/DIY

8 - Heating

IN NI NP D
8.1 Central Heating Equipment X
8.2 Normal Operating Controls X
8.3 Distribution Systems X
8.4 Vents, Flues & Chimneys X
8.5 Presence of Installed Heat Source in Each Room X
8.6 Radiant Heating X
Central Heating Equipment: Energy Source
Gas
Central Heating Equipment: Heat Type
Forced Air
Normal Operating Controls: Location of Normal Operating Controls
Hallway
Distribution Systems: Type/Configuration
Central, Non-Insulated Ducts
Radiant Heating: Location
Master Bathroom
Radiant Heating: Type
Floor
Central Heating Equipment: Brand
Bryant
Central Heating Equipment: Date of Manufacture
1993

I recommend annual service of all HVAC components in accordance with best practices and manufacturer recommendations. 

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

9 - Cooling

IN NI NP D
9.1 Cooling Equipment X
9.2 Normal Operating Controls X
9.3 Distribution System X
Cooling Equipment: Type
Central Air Conditioner
Normal Operating Controls: Location of Normal Operating Controls
Hallway
Distribution System: Type/Configuration
Central, Non-Insulated Ducts
Cooling Equipment: Brand
Frigidaire
Cooling Equipment: Date of Manufacture
Unknown

I recommend annual service of all HVAC components in accordance with best practices and manufacturer recommendations.


NOTE: The data plate for the exterior condenser unit was worn off and unreadable at the time of inspection. Due to this condition I was unable to determine the model and date of manufacture.

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
9.1.1 - Cooling Equipment

Unusually Noisy

The condenser started and operated at the time of inspection, however, it was unusually noisy. I recommend evaluation by a qualified HVAC technician. 

Fire HVAC Professional

10 - Doors, Windows & Interior

IN NI NP D
10.1 Doors X
10.2 Windows X X
10.3 Floors X
10.4 Walls X
10.5 Ceilings X
10.6 Trim X
10.7 Steps, Stairways & Railings X
10.8 Countertops & Cabinets X X
Windows: Window Type
Sliders, Single-hung, Casement, Fixed
Floors: Floor Coverings
Carpet, Wood, Tile, Vinyl
Walls: Wall Material
Drywall, Wallpaper
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets: Cabinetry
Wood, Laminate
Countertops & Cabinets: Countertop Material
Laminate, Natural Stone

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
Credit
Comment
10.2.1 - Windows

Interior Caulk Needed
Interior

I found multiple windows in the home that need to be caulked on the interior side. Caulking on the interior side is not only for cosmetic reasons but also to weatherize the window. I recommend using flexible and paintable caulking.

Tools Handyman/DIY
Credit
Comment
10.8.1 - Countertops & Cabinets

Grout/Caulk Deteriorating
Kitchen

Grout or caulk lines in the countertop were cracked and/or deteriorated. I recommend that a qualified contractor repair to prevent incidental water intrusion behind the countertop. 

Tools Handyman/DIY

11 - Appliances

IN NI NP D
11.1 Dishwasher X X
11.2 Refrigerator X
11.3 Stove/Cooktop X
11.4 Range/Microwave Hood X
11.5 Garbage Disposal X
11.6 Built-in Microwave X
11.7 Dryer Connections X
Stove/Cooktop: Energy Source
Gas
Stove/Cooktop: Exhaust System
Yes
Range/Microwave Hood: Brand
Kenmore
Range/Microwave Hood: Type
Vent To Exterior
Dryer Connections: Dryer Power Source
Gas
Dryer Connections: Dryer Vent
Metal
Dishwasher: Brand
Bosch
Garbage Disposal: Brand
InSinkErator
Built-in Microwave: Brand
Kenmore
Refrigerator: Brand
Samsung
Stove/Cooktop: Brand
Frigidaire

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
  • D = Deficiencies
Credit
Comment
11.1.1 - Dishwasher

No High Loop
Kitchen

While inspecting the dishwasher drain line I noticed that it was not installed with a high loop in accordance with manufacturer recommendations and Idaho/Uniform Plumbing Code to prevent backflow contamination of the dishwasher. I recommend the installation of a high loop as a DIY task or by a handyman.

Tools Handyman/DIY

12 - Insulation & Ventilation

IN NI NP D
12.1 Flooring Insulation X
12.2 Attic Insulation X
12.3 Ventilation X
12.4 Exhaust Systems X
12.5 Vapor Retarders (Crawlspace or Basement) X
Attic Insulation: Insulation Type
Blown, Cellulose
Attic Insulation: R-value
30

R-value estimated. Insulation depth varies across the attic. 

Ventilation: Ventilation Type
Passive, Soffit Vents, Box Vents
Exhaust Systems: Exhaust Systems
Kitchen Exhaust, Bathroom Exhaust Fan(s), Laundry Room Exhaust Fan

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

13 - Post Inspection Checklist

IN NI NP D
13.1 Appliances X
13.2 Fireplaces X
13.3 Thermostat (HVAC Systems) X
13.4 GFCIs and AFCIs X
13.5 Electric Panels (Main and Subs) X
13.6 Access Covers X
13.7 Garage Doors X
13.8 Windows and Exterior Doors X
13.9 Lights X
13.10 Gates X
Appliances: Ovens/Ranges
Turned Off
Appliances: Dishwasher
Turned Off, Drained
Appliances: Refrigerators/Freezers
Closed, Functioning
Appliances: Microwave
Turned Off
Appliances: Garbage Disposal
Turned Off
Appliances: Clothes Washer
Not Tested
Appliances: Clothes Dryer
Not Tested
Fireplaces: Wood Burning Fireplace/Woodstove
None
Fireplaces: Gas Fireplace(s)
None
Thermostat (HVAC Systems): Thermostat Settings
Returned to Pre-Inspection Settings
GFCIs and AFCIs: Kitchens/Bars
Receptacles Functioning
GFCIs and AFCIs: Bathrooms
Receptacles Functioning
GFCIs and AFCIs: Garage/Exterior
Receptacles Functioning
GFCIs and AFCIs: Utility Rooms, Laundry Rooms, Basement/Crawlspace
Receptacles Functioning
Electric Panels (Main and Subs): Breakers
Returned to Original Configuration
Access Covers: Attic Access
Resecured
Access Covers: Crawlspace Access
None
Garage Doors: Automatic Doors
Closed
Garage Doors: Manual Doors
None
Windows and Exterior Doors: Windows
Closed, Locked
Windows and Exterior Doors: Exterior Doors
Locked, Closed
Lights: Indoor
Off
Lights: Outdoor
Off
Gates: Fence Gate
Closed
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies