To Our Client,
Thank you very much for choosing us to perform your home inspection. We hope the experience met your expectations. The report is setup for easy navigation. The report begins with an overview and then has one section for every major home system (Roofing, Exterior, Structure, etc.). The blue text in a comment indicates a hyperlink to more information throughout the report. Please feel free to contact us with any questions about the report or the home itself, for as long as you own your home. Our telephone and email consulting services are available at no cost to you. Please watch for your follow-up email. We hope that you will complete our client questionnaire. Thanks again for choosing Mountain State Inspections LLC.
Sincerely, Mark Bonar,
Certified Master Inspector
Founder of Mountain State Inspections LLC
Examination Overview: Mountain State Inspections LLC strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the InterNACHI's Home Inspection Standards of Practice (International Association of Certified Home Inspectors) and or any State required standards. As such, we inspect the readily accessible, visually observable, installed systems and components of the home as designated in the noted Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative. This report contains observations of those systems and components that, in the professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated under additional information should be investigated by qualified tradespeople within the clients contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection cannot predict future conditions or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of Inspection only and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure and any Wood Destroying Insects (WDI) Reports. Refer to the Standards of Practice (linked to above), and your Inspection Agreement regarding the scope and limitations of this inspection. This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, Wood Destroying Insects (WDI) Report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers and are highly recommended as they will help cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them. It is advisable to recheck this structure and all mechanical systems two to three days prior to closing to determine if any changes or malfunctions have occurred.
Notice to Third Parties: This report is the property of Mountain State Inspections LLC and is Copyrighted as of the date on the inspection. The Client(s) and their Direct Real Estate Representative named on the cover page have been named as licensee(s) of this document. This document is non-transferrable, in whole or in part, to any and all third-parties, including; subsequent buyers, sellers, and listing agents. Copying and pasting deficiencies to prepare the repair request is permitted. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANYONE OTHER THAN THE CLIENT(S) NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations, exclusions, and conditions of the copyright. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.
Items Not Inspected: There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, mobile appliances, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks and private water systems, water delivery systems, and underground fuel storage tanks. Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down and can't be liable for damages that may result from activating said components / appliances. Also, not reported on are the causes of the need for a repair; The methods, materials, and total costs of corrections. The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, design or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc.), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.
Cost Figures: Any cost figures should be from your contractor. You can go to HomeAdvisor or another web source for some average cost-to-cure prices for your area. It is recommended that a budget of roughly one percent of the value of the home be set aside annually to cover unexpected repairs and annual maintenance. It is further recommended that qualified, reputable contractors be consulted for specific quotations. You may find that contractor estimates vary dramatically from these figures, and from each other. Contractors may also uncover defects not apparent at the time of the inspection, resulting in additional costs. Please proceed cautiously. Should you have any questions regarding contractor opinions or quotations, please contact our office. Any work performed by a qualified homeowner or handyman will dramatically reduce costs. Please consult your inspector before you engage a contractor to correct a possible defect. Unless prior consultation occurs, this company cannot assist you further. No representation is made regarding any enclosed areas and/or possible concealed damage.
Inaccessible Areas: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. I can make no representations regarding conditions that may be present in these areas but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.
Component Life Expectancy: Components may be listed as having no deficiencies at the time of inspection but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A general guild to life expectancy chart for the US can be viewed by visiting https://www.nachi.org/lifeexpectancy.htm
Photographs: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.
Typographical Errors: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact the office for clarification. Please acknowledge to me once you have completed reading the report. At that time, I will be happy to answer any questions you may have or provide clarification. Anticipate ongoing maintenance as part of normal home ownership.
Contractors / Further Evaluations: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the general term "qualified professional" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If warranted, we may recommend a "specialist" and/or evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern.
Causes of Damage / Methods of Repair: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report. All mechanical equipment should be maintained under contract and/or on a regular basis as prescribed by manufacturer.
Report Key: This report divides deficiencies into three categories; Major & Safety Concerns (in red), Recommendation (in orange), and Maintenance Items/FYI (colored in blue).
Major & Safety Concerns - Denotes a major improvement/recommendation that is significantly deficient or is unsafe and is uncommon for a home of this age or location and should be addressed as soon as possible. This is a potential or major structural, mechanical, safety, and/or health concern that can affect the home or occupants in the short term. These significant deficiencies need to be corrected and, except for some safety items, may involve significant expense.
Recommendation - Denotes a system or component which is missing or which needs corrective action to assure proper and reliable function. Repairs and/or improvements may or may not be necessary as desired by the client. These improvements normally do not represent a major or significant structural, mechanical, safety, and/or health concern and would not represent a significant problem and/or a real and present danger.
Maintenance Items/FYI - Denotes a system or component which was found in need recurring or basic general maintenance and/or may need simple repairs which may improve their functionality. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, etc.
These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Maintenance Item" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to "your perception", opinions, or personal experience you may feel that "Additional Information" comments belong in a different categories, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again, it's the "Recommendations" in the text of the comment pertaining to each comment that is paramount, not its categorical placement.
The Standards: The Standards of Practice are abbreviated with your report in a summary form. The complete Standard's of Practice along with our Code of Ethics is attached as a booklet for your further review. It is our recommendation your read this booklet in its entirety and call if you should have a question. There is no representation made in this report as to the conclusion of environmental analysis, if performed, such as air quality (radon gas levels, pollution or noxious gases); or the quality of water and/or soil. A full spectrum of environmental testing is available and includes: radon, mold, etc. With exception to those mentioned as performed in this report, the remaining tests were not performed.
Detached Item(s): Appurtenance Not Inspected. Only items and components directly and permanently attached to the structure are inspected according to the Standards of Practice. Most of these items are only required to be reported on with their respected effect on the structure. This home may contain detached patios, stairs, retaining walls, outbuildings, decks, pools, fireplaces, etc. Some components inside the home or not inspected for example, sauna's and hot tub's. If comments are made about these items, any comments should be viewed as a courtesy only, and not be construed as an all-inclusive listing of deficiencies. If any detached items or structures are of concern, evaluation of these items should be conducted by qualified individuals prior to the end of your inspection period. The garage closest to the home will be inspected. Separate, secondary garages and other buildings are not inspected if present. Pool and/or spa areas are not inspected if present. These are NOT included within the scope of this inspection. If a pool/spa is present, complete re-evaluation of pool/spa areas will be necessary to determine its structural and operational conditions. This will require opening and starting of pool/spa if winterized. Consider contacting qualified pool/spa company to evaluate pool/spa as necessary.