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1234 Main St.
Colorado Springs, CO 80918
12/11/2019 9:00AM

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agent

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Agency Name

1 - Inspection Details

In Attendance
Client's Agent
Occupancy
Furnished, Occupied
Type of Building
Single Family
Temperature (approximate)
68 Fahrenheit (F)
Weather Conditions
Clear
Inspection Objective

PURPOSE OF A HOME INSPECTION: 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 Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of the inspection. 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.

Deficiency Definitions

THIS REPORT IS DIVIDED INTO THREE CATEGORIES:

Safety Hazard/Significant Defect - Items or components that were not functional and/or may require a major expense to correct. These require further evaluation and repairs or replacement as needed by a qualified professional. Safety hazards or concerns should be addressed as soon as possible.

Recommendation - Items or components where the functionality may be impaired, not ideal, or found to include a deficiency but were still functional at the time of inspection. Repairs are recommended to items in this category for optimal performance and/or to avoid future problems. These typically require repairs from a qualified professional and are not considered routine maintenance or DIY repairs. 

Maintenance Item/FYI - Items or components that were found to be in need of basic general maintenance and/or may need minor repairs. Typically they are considered to represent a less significant immediate cost than those listed in the previous two categories and can be addressed by a homeowner or handyman. 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 still functional at the time of inspection. These may require subsequent observations to monitor performance with the understanding that replacement or repairs may be necessary in the future.

These categorizations are in our professional opinion and based on what we observed at the time of inspection, and this categorization should not be construed as to mean that items designated as "Maintenance Item" or "Recommendation" do not need repairs or replacement. The recommendation in the text of the comment is more important than it's categorization. Due to your opinions or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision.

Items Not Inspected and Other Limitations

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, refrigerators, 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, water delivery systems, and underground fuel storage tanks. We may comment on these items as a courtesy but are unable to fully evaluate these items. 


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. We 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 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.

Recommended Contractors Information

CONTRACTORS / FURTHER EVALUATION: 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 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 we recommend 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.

2 - Roof

IN NI NP O
2.1 Coverings X X
2.2 Flashings X
2.3 Skylights X X
2.4 Roof/Plumbing Vents X
2.5 Attic Ventilation (Exterior) X
2.6 Furnace/Flue Vent(s) X X
2.7 Electrical Mast X
2.8 Roof Drainage Systems X X
2.9 Chimney(s) X X
Disclaimer

Although not required too, we generally attempt to evaluate various roof types by walking on their surfaces. If we are unable or unwilling to do this for any reason, we will indicate the method used to evaluate them. Every roof will wear differently relative to its age, number of layers, quality of material, method of application, exposure to weather conditions, and the regularity of its maintenance. Normal wear and tear and very minor defects, such as light foot prints or a small hail hit or two, may not be reflected in the inspection report. We can only offer an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The waterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. ALTHOUGH ROOF CONDITIONS CAN BE EVALUATED, IT IS VIRTUALLY IMPOSSIBLE FOR ANYONE TO DETECT A LEAK EXCEPT AS IT IS OCCURRING OR BY SPECIFIC WATER TESTS, WHICH ARE BEYOND THE SCOPE OF OUR SERVICES. Even water stains on ceilings or on framing within attics will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from a licensed local roofing company. We do not inspect attached accessories including but not limited to solar panels, antennas, and lightening arrestors. If the roof in question has T-Lock asphalt shingles installed, it is a good idea to contact your insurance company to see if they will cover this type of shingle. This shingle is no longer manufactured so repairing this type of roof in most cases is not possible; it will have to be replaced.

Inspection Method
Roof
Roof Type/Style
Gable
Coverings: Material
Asphalt
Flashings: Material
Galvanized
Skylights: Material
Plastic
Roof/Plumbing Vents: Material
PVC
Attic Ventilation (Exterior): Ventilation Type
Passive
Furnace/Flue Vent(s): Material
Galvanized
Roof Drainage Systems: Gutter Material
Aluminum
Chimney(s): Type
Stone
Chimney(s): Chimney Flashing
Not Visible

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
$
Credit
Comment
2.1.1 - Coverings

Damaged - Minor/Wear and Tear

Roof covering shows signs of wear and tear such as scattered minor damage.

$
Credit
Comment
2.1.2 - Coverings

Unsealed Nails
Ridge shingles

Multiple nails securing the shingles were not sealed at the time of inspection. Recommend sealing to prevent moisture intrusion.

$
Credit
Comment
2.3.1 - Skylights

Corrosion

There was evidence of minor corrosion and slight deterioration of the caulking in this area at the time of inspection. 

$
Credit
Comment
2.6.1 - Furnace/Flue Vent(s)

Too Tall

One or more combustion appliance exhaust flues extended more than five feet above the roof. Consider installation of support braces or guy wires to protect the flue from damage by strong winds. 

$
Credit
Comment
2.8.1 - Roof Drainage Systems

Debris

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

Here is a DIY resource for cleaning your gutters. 

$
Credit
Comment
2.9.1 - Chimney(s)

Flashing Missing

No step flashing was present at chimney, recommend repair.

3 - Exterior

IN NI NP O
3.1 Walkways, Porches, Patios, & Driveways X X
3.2 Siding, Flashing & Trim X X
3.3 Eaves, Soffits & Fascia X X
3.4 Exterior Doors X X
3.5 Exterior Lighting Fixtures, Switches, & Receptacles X
3.6 Decks, Balconies, & Steps X X
3.7 Vegetation, Grading, Drainage & Retaining Walls X X
3.8 Window Wells X
3.9 External Plumbing X X
3.10 Basement Stairwell & Drain X
3.11 Gas Main/Meter X
3.12 Fences & Gates X
Disclaimer

We evaluate the following exterior features: driveways, walkways, fences, gates, handrails, guardrails, yard walls, carports, patio covers, decks, building walls, fascia and trim, balconies, doors, windows, lights, and outlets. However, we do not evaluate any detached structures, such as storage sheds, stables, and we do not conduct water testing or evaluate subterranean drainage systems or any mechanical or remotely controlled components, such as driveway gates. Also, we do not evaluate landscape components, such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or low-voltage lighting. In addition, we do not comment on coatings or cosmetic deficiencies and the wear and tear associated with the passage of time, which would be apparent to the average person. However, cracks in hard surfaces can imply the presence of expansive soils that can result in continuous movement, but this could only be confirmed by a licensed structural engineer.

Walkways, Porches, Patios, & Driveways: Material
Concrete, Pavers
Siding, Flashing & Trim: Siding Material
Composite Lap Siding, Wood
Eaves, Soffits & Fascia: Material
Wood
Exterior Doors: Exterior Entry Door
Wood, Glass
Exterior Lighting Fixtures, Switches, & Receptacles: Type
110 VAC GFCI
Decks, Balconies, & Steps: Appurtenance
Deck with Steps, Deck
Decks, Balconies, & Steps: Material
Composite, Wood
External Plumbing: Exterior Hose Bib(s)
Gate/Ball Valve
External Plumbing: Lawn Sprinklers
Back Yard Only

This is a visual inspection of sprinkler components. More specifically, we're looking for physical and/or freeze related damage. We are unable to comment on functionality.

Gas Main/Meter: Main Gas Shut-off Location
Gas Meter
Fences & Gates: Fence & Gate Material
Chain-link, 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
  • O = Observations
$
Credit
Comment
3.1.1 - Walkways, Porches, Patios, & Driveways

Cracking/Spalling - Moderate
Around the property

Moderate cracks and/or spalling and minor shifting and/or displacement observed. Recommend monitoring for further shifting and displacement and repair as necessary.

$
Credit
Comment
3.1.2 - Walkways, Porches, Patios, & Driveways

Trip Hazard
East

Trip hazards observed at the stone-paver steps, where some were loose.  Recommend repair.

$
Credit
Comment
3.2.1 - Siding, Flashing & Trim

Evidence Of Moisture Intrusion
West

Trim showed signs of moisture intrusion. Recommend repair or replacement of all affected areas. 

$
Credit
Comment
3.2.2 - Siding, Flashing & Trim

Gaps Present
Around the property

One or more openings, gaps or holes were visible in the siding or trim. Recommend repairing all affected areas to help prevent water and/or pest intrusion as well as deterioration of the surrounding material.

$
Credit
Comment
3.3.1 - Eaves, Soffits & Fascia

Wasps Nest
At the front of the home

Active wasp nests were visible under the soffits/fascia. Recommend removal.

$
Credit
Comment
3.6.1 - Decks, Balconies, & Steps

Evidence of Moisture Intrusion
South

Visible signs of moisture intrusion present, recommend repair or replacement of all affected areas.

$
Credit
Comment
3.6.2 - Decks, Balconies, & Steps

Railing Loose

Railing is loose, recommend adjustment/repair.

$
Credit
Comment
3.6.3 - Decks, Balconies, & Steps

Railing Unsafe
At the front of the home

There is an unsafe opening in the railing. The spacing on the rail should not exceed 4". An opening greater than 4" is considered a safety hazard especially for children as their head or other body part can become trapped.

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

Negative Grading
South

Recommend re grading any flat or negative slope towards the foundation to help prevent future moisture penetration from occurring. This could lead to water intrusion and foundation issues. 

Here is a helpful article discussing negative grading. 

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

Vegetation Too Close To Home
West

Vegetation was observed in close proximity to the home. It is not recommended to have vegetation within 4' of the home perimeter.

$
Credit
Comment
3.9.1 - External Plumbing

Leaking - Hose Bib
South

Leak present at hose bib when operated. Recommend further evaluation/repair.

4 - Cooling

IN NI NP O
4.1 Cooling Equipment X
4.2 Distribution System X
Disclaimer

If weather and outside temperatures permit we will run the air conditioning system to see if its main components are in working condition. We do not test gas lines and freon levels as these are well beyond the scope of a home inspection. We recommend as part of your yearly home maintenance that the furnace and air conditioning systems be inspected by a licensed contractor.

Cooling Equipment: Manufacture Date
2014 Year
Cooling Equipment: Brand
Carrier
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior South
Distribution System: Configuration
Split

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

5 - Garage

IN NI NP O
5.1 Garage Door X X
5.2 Ceiling, Walls, & Firewalls X X
5.3 Floor X X
5.4 Occupant Door (From garage to inside of home) X
5.5 Lighting Fixtures, Switches & Receptacles X X
5.6 Steps X X
Garage Door: Material
Metal, Insulated
Garage Door: Type
Automatic
Ceiling, Walls, & Firewalls: Ceiling Material
Drywall
Ceiling, Walls, & Firewalls: Wall/Firewall Material
Compressed Board, Drywall
Floor: Material
Concrete
Lighting Fixtures, Switches & Receptacles: Type
110 VAC, 110 VAC GFCI
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
5.1.1 - Garage Door

Door Damaged/Dented

Garage door had damage and/or dents that do not appear to be affecting the function at this time.

$
Credit
Comment
5.1.2 - Garage Door

Excessively Loud

Loud grinding or squealing observed when opening/closing garage door. This can be due to dirt or debris in the track or lack of lubrication. Recommend cleaning the track and lubricating. 

Here are some troubleshooting tips before calling a garage door contractor. 

$
Credit
Comment
5.1.3 - Garage Door

Bowed

Garage door was slightly bowed at the top portion. The door did not seem to close all the way. 

$
Credit
Comment
5.2.1 - Ceiling, Walls, & Firewalls

Penetrations in Firewall
Firewall/Ceiling

Any opening present in the firewall separating the home and garage poses a fire safety concern and is considered a safety hazard. Proper repair and fire taping is required. A qualified professional is recommended to evaluate and bring firewall up to standards. 

Link for more info. 

$
Credit
Comment
5.3.1 - Floor

Settling
Garage

Floor shows signs of settling, recommend monitoring for shifting & displacement.

$
Credit
Comment
5.5.1 - Lighting Fixtures, Switches & Receptacles

Light Inoperable
Storage closet

One or more lights were missing a bulb at the properly at the time of inspection. Recommend replacing bulb and retesting for proper functionality.

$
Credit
Comment
5.5.2 - Lighting Fixtures, Switches & Receptacles

No GFCI Protection Installed

GFCI protection is not present at all of the outlets in the garage. Although likely not required when the home was built, it is recommended by today's standards that any outlet near water or exterior, including the garage outlets, be upgraded to GFCI protected outlets for additional safety reasons. 

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

$
Credit
Comment
5.6.1 - Steps

Risers Too Tall

Risers were taller than current standard 7 inches in height. This could serve as a potential trip hazard. Recommend evaluation by a qualified contractor to repair or replace according to current standards

$
Credit
Comment
5.6.2 - Steps

Exposed Nails

The wooden step in the garage had nails backing out at the time of inspection. This could pose as a potential trip hazard or injury. Recommend correction/repair. 

6 - Electrical

IN NI NP O
6.1 Service Entrance Conductors X
6.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
6.3 Branch Wiring Circuits, Breakers & Fuses X X
6.4 GFCI & AFCI X
Disclaimer

We are not electricians and in accordance with our standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, every electrical deficiency or recommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation and certification of the entire system as safe by a licensed contractor. Therefore, it is essential that any recommendations they we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend additional upgrades for which we disclaim any responsibility. Any electrical repairs or upgrades should be made by a licensed electrician. Though no longer common, 120 VAC single strand ALUMINUM wiring requires periodic inspections and maintenance by a licensed electrician. See "120 VAC Branch Circuits" for the type of wiring used in this home. (Multi strand aluminum wiring on the other hand does not require the same inspection and maintenance as single strand and is commonly used today for 240 VAC circuits and main service wiring) Operation of time clock motors are not verified. Inoperative light fixtures often lack bulbs or have burned out bulbs. The inspector is not required to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for ground fault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels. Any ancillary wiring or system that is not part of the primary electrical distribution system is not part of this inspection, but may be mentioned for informational purposes only. Some of the systems not evaluated are including but not limited to low voltage systems, security systems devices, heat detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment.

Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Siemens
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Not Present
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
6.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing Labels on Panel

At the time of inspection, panel was missing labeling for some of the breakers. Ideally, all individual breakers should be labeled. Recommend a qualified professional identify and map out locations. 

$
Credit
Comment
6.3.1 - Branch Wiring Circuits, Breakers & Fuses

Mismatched Breakers

The panel is equipped with breakers manufactured by a company other than the panel manufacturer. Panel manufactures warn that the use of other types of breakers "voids the warranty, may void the UL listing, and could result in property loss and personal injury." An evaluation of the acceptability of the breakers is recommended.

7 - Kitchen

IN NI NP O
7.1 General X
7.2 Range/Oven/Cooktop X
7.3 Built-in Microwave X
7.4 Dishwasher X
7.5 Refrigerator X
7.6 Garbage Disposal X
7.7 Sink, Faucet, & Trap X
7.8 Lighting Fixtures, Switches & Receptacles X X
7.9 Countertops & Cabinets X
7.10 Ceilings & Walls X
7.11 Floors X
General: Disclaimer

We may test kitchen appliances for basic functionality, but we cannot evaluate them for their performance nor for the variety of their settings or cycles. Appliances older than ten years may exhibit decreased efficiency. Even if general comments are made, the following items are not inspected; free-standing appliances, refrigerators, freezers, ice makers, trash-compactors, built-in-toasters, coffee-makers, can-openers, blenders, instant hot-water dispensers, water-purifiers, barbecues, grills, rotisseries, timers, clocks, thermostats, the self-cleaning and cooking capability of ovens, and concealed or countertop lighting, which is convenient but often installed after the initial construction and not wired to national electrical standards. These items should be considered outside the scope of the inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing.

Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Brand
Samsung
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Built-in Microwave: Brand
Frigidaire
Dishwasher: Brand
Bosch
Refrigerator: Brand
Frigidaire
Garbage Disposal: Type
110v
Sink, Faucet, & Trap: Sink Material
Metal
Sink, Faucet, & Trap: Air Gap/Vent
Present
Lighting Fixtures, Switches & Receptacles: Type
110 VAC
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite
Ceilings & Walls: Ceiling Material
Drywall
Ceilings & Walls: Wall Material
Drywall, Stone Veneer
Floors: Floor Coverings
Tile
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
7.8.1 - Lighting Fixtures, Switches & Receptacles

No GFCI Protection Installed

GFCI protection is not present in the kitchen. Although not required when the home was built, it is recommended by today's standards that any outlet near water, including the kitchen outlets, be upgraded to GFCI protected outlets for additional safety reasons. 

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

8 - Bathrooms

IN NI NP O
8.1 Ceilings & Walls X X
8.2 Floors X X
8.3 Doors X
8.4 Lighting Fixtures, Switches & Receptacles X X
8.5 Countertops & Cabinets X X
8.6 Sinks, Faucets, & Traps X X
8.7 Bathtubs & Showers X
8.8 Toilets X X
8.9 Distribution Systems X
Ceilings & Walls: Ceiling Material
Drywall
Ceilings & Walls: Wall Material
Drywall, Tile
Ceilings & Walls: Ventilation
Electronic Ventilation Fan
Floors: Floor Coverings
Tile, Laminate, Carpet
Lighting Fixtures, Switches & Receptacles: Type
110 VAC GFCI
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite, Marble, Composite
Sinks, Faucets, & Traps: Sink Material
Porcelain, Pedestal
Bathtubs & Showers: Bathtubs
Fiberglass
Bathtubs & Showers: Showers
Tile, Fiberglass
Bathtubs & Showers: Surround
Tile, Fiberglass
Toilets: Approximate Size
1.5 Gallon Tank
Distribution Systems: Presence of Installed Heat Source in Each Bathroom
Present
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
8.1.1 - Ceilings & Walls

Fan Dirty
Master and basement bathroom

Electronic ventilation fan is dirty. Recommend cleaning.

$
Credit
Comment
8.2.1 - Floors

Carpet Not Recommended
Basement bathroom

Carpet is not a recommended flooring type for rooms that are prone to spills and splashes and the chance of leaks or flooding.

$
Credit
Comment
8.4.1 - Lighting Fixtures, Switches & Receptacles

GFCI Not Functioning Properly
Master and half bathroom

GFCI outlet was not functioning properly at the time of the inspection. Each bathroom had their own GFCI outlet installed but were wired together. Typically GFCI outlets are only wired to other non-GFCI outlets that are downstream. Also, only the GFCI outlet in the half bathroom acted as the reset location for both GFCI outlets. This did not appear to be a proper installation. Recommend repair/replacement by a qualified professional.

$
Credit
Comment
8.5.1 - Countertops & Cabinets

Poor/Missing Caulk
Basement bathroom

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

Here is a helpful DIY video on caulking gaps. 

$
Credit
Comment
8.6.1 - Sinks, Faucets, & Traps

Sink - Slow Draining
Half bath

Sink had slow/poor drainage. Recommend further evaluation/repair.

$
Credit
Comment
8.8.1 - Toilets

Toilet Loose
Half bath and basement

Toilet were loose at the base, recommend adjustment/repair.

$
Credit
Comment
8.8.2 - Toilets

Toilet Seat Damaged/Loose
Master

Toilet seat was damaged/loose at the time of inspection, recommend adjustment/repair.

9 - Laundry Room

IN NI NP O
9.1 Ceilings & Walls X
9.2 Floors X
9.3 Doors X
9.4 Lighting Fixtures, Switches & Receptacles X
9.5 Countertops & Cabinets X
9.6 Appliances X
9.7 Washer Hose Bib & Drain X
9.8 Dryer Vent X
9.9 Dryer Gas Line X
Disclaimer

We may test laundry appliances for basic functionality, but we cannot evaluate them for their performance nor for the variety of their settings or cycles. Laundry appliances are not moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. In accordance with industry standards, we do not test clothes dryers, nor washing machines and their water connections and drainpipes. However, there are two things that you should be aware of. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer braided stainless ones that are much more dependable. You should be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which could cause the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is a size larger. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned on.

Ceilings & Walls: Ceiling Material
Drywall
Ceilings & Walls: Wall Material
Drywall
Floors: Floor Coverings
Tile
Lighting Fixtures, Switches & Receptacles: Dryer Power Source
220 Volt
Lighting Fixtures, Switches & Receptacles: Type
110 VAC
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Not Present
Appliances: Washing Machine
Not Tested - Clothing Inside
Appliances: Dryer
Not Tested - Clothes Inside
Washer Hose Bib & Drain: Washer Hose Bib
Gate/Ball Valve
Washer Hose Bib & Drain: Washer Drain
Standpipe
Dryer Vent: Material
Metal (Flex)
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

10 - Doors, Windows & Interior

IN NI NP O
10.1 Ceilings & Walls X
10.2 Floors X
10.3 Doors X X
10.4 Windows X
10.5 Lighting Fixtures, Switches & Receptacles X
10.6 Distribution Systems X
10.7 Smoke & Carbon Monoxide Detectors X X
10.8 Steps, Stairways & Railings X
Disclaimer

Our inspection of interiors include the visually accessible areas of walls, floors, cabinets and closets, and the testing of a representative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings or possessions, lift carpets or rugs, empty closets or cabinets, nor comment on cosmetic deficiencies. We may not comment on cracks that appear around windows and doors, along lines of framing members or along seams of drywall and plasterboard. These are typically caused by minor movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Floor covering damage or stains may be hidden by furniture, and the condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. Testing, identifying, or identifying the source of environmental pollutants or odors (including but not limited to lead, mold, allergens, odors from household pets and cigarette smoke) is beyond the scope of our service, but can become equally contentious or difficult to eradicate. Colorado has a high concentration of Radon gas. Radon is a colorless, odorless and tasteless gas produced by the decay of uranium and radium. Long term exposure to radon can cause lung cancer. The only way to know if your house has Radon gas is to have it tested. We recommend that a Radon gas test be conducted with every real estate transaction within the state of Colorado. We recommend you carefully determine and schedule whatever remedial services may be deemed advisable or necessary before the close of escrow.

Ceilings & Walls: Ceiling Material
Drywall
Ceilings & Walls: Wall Material
Drywall
Floors: Floor Coverings
Carpet, Laminate
Windows: Window Type
Sliders
Lighting Fixtures, Switches & Receptacles: Type
110 VAC
Distribution Systems: Presence of Installed Heat Source in Each Room
Present

(This section does not include bathrooms)

Smoke & Carbon Monoxide Detectors: Smoke Detectors
Battery Operated
Smoke & Carbon Monoxide Detectors: Carbon Monoxide Detectors
Battery Operated
Steps, Stairways & Railings: Material
Carpeted, 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
10.3.1 - Doors

Door Rubs Against Frame
Basement bedroom

Door rubs against frame and is difficult to open. Recommend repair/adjustment.

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

$
Credit
Comment
10.7.1 - Smoke & Carbon Monoxide Detectors

Exceeded Designed Life
Hallway and basement

One or more smoke detectors appear to be more than 10 years old. The fire department recommends replacement every 10 years to help ensure proper function if needed. Please note: there were newer units installed in these locations. Recommend removing the older unites

$
Credit
Comment
10.7.2 - Smoke & Carbon Monoxide Detectors

Missing
All the bedrooms upstairs

One or more smoke or carbon monoxide detectors were not present in the recommended locations. The absence of smoke or carbon monoxide detectors is considered a safety hazard. It is recommended to have a working smoke alarm on every level of your home and in each bedroom. It is required by law to have a carbon monoxide detector within 15' of each bedroom.

11 - Fireplace

IN NI NP O
11.1 Vents, Flues & Chimneys (Interior) X X
11.2 Damper Doors X
11.3 Lintels X
11.4 Cleanout Doors & Frames X
Disclaimer

All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

Type
Wood Burning
Vents, Flues & Chimneys (Interior): Material
Metal, Brick
Damper Doors: Material
Metal

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

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

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

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

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

manually operated dampers that did not open and close;

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

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

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

IV. The inspector is not required to:

inspect the flue or vent system.

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

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

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

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

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

perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
11.1.1 - Vents, Flues & Chimneys (Interior)

Clean/Service

Recommend having the fireplace and all components cleaned and serviced prior to close of escrow.

$
Credit
Comment
11.1.2 - Vents, Flues & Chimneys (Interior)

Cracks (Minor)

Minor cracks present, recommend monitoring for displacement and repairing if needed.

12 - Basement, Foundation, Crawlspace & Structure

IN NI NP O
12.1 General X
12.2 Foundation X
12.3 Unfinished Basement & Crawlspaces X
12.4 Wall Structure X X
12.5 Floor Structure X
General: Disclaimer

All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that might appear to be firm and solid can liquefy and become unstable when wet. Also, there are soils that can expand to twice their volume with the influx of water and move structures with relative ease resulting in the raising and lowering slabs and other hard surfaces. In fact, expansive soils have accounted for more structural damage than most natural disasters. Regardless, foundations are not all the same and will conform to the structural standard of the year in which they were built. In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfaces in foundation are quite common. In fact, it would be rare to find a raised foundation wall that was not cracked or deteriorated in some way, or a slab foundation that did not include some cracks concealed beneath the carpeting and padding. Fortunately, most of these cracks are related to the curing process or to common settling, including some wide cracks called cold-joint separations that typically contour the footings, but others can be more structurally significant and reveal the presence of expansive soils that can predicate more continual movement. We will certainly alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of any major defects we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert. The inspection includes only visible portions of the foundation and structure. Please note that moisture is not uncommon within the crawlspace area at times. The degree of moisture is typically what determines whether or not any corrective action should be performed.


General: Inspection Method
Visual
Foundation: Material
Concrete
Unfinished Basement & Crawlspaces: Unable To Inspect
25 %

Values are approximate.

Unfinished Basement & Crawlspaces: Vapor Retarders (Crawlspace or Basement)
Not Present
Unfinished Basement & Crawlspaces: Odor Present?
No

If odor is present in the crawlspace/basement it is possible that a mold or mildew concern may exist.

Wall Structure: Beams
Steel I-Beams, Wood I-Joists
Wall Structure: Structure Type
Wood Frame
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Sub-floor
OSB

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
12.1.1 - General

Building Permits

A home inspection is not a code inspection. As part of our inspection process we review the permits pulled for your property and compare to our findings. We highly recommend you also visit the website below to review the permits as well. Not all permits for homes can be obtained online through the database. If you have any concerns about work being permitted please contact your building department for more information.


Colorado Springs, Fountain, Monument, Peyton - Pikes Peak Regional Building Department

Woodland Park, Divide, Cripple Creek, Victor, Florissant - Teller County Building Department

Pueblo - Pueblo Regional Building Department

$
Credit
Comment
12.4.1 - Wall Structure

Cracks - Minor
South

Minor cracking was observed in wall structure. This is common in homes this age. Recommend monitoring and applying appropriate sealant where needed.

13 - Plumbing

IN NI NP O
13.1 Main Water Shut-off Device X
13.2 Water Supply, Distribution Systems & Fixtures X
13.3 Drain, Waste, & Vent Systems X X
13.4 Hot Water Systems, Controls, Flues & Vents X X
13.5 Sump Pump X
13.6 Sewage Ejector Pump X
Disclaimer

Plumbing systems have common components, but they are not uniform. In addition to fixtures, these components include gas pipes, water pipes, pressure regulators, pressure relief valves, shutoff valves, drain and vent pipes, and water-heating devices, some of which we do not test if they are not in daily use. The best and most dependable water pipes are copper, because they are not subject to the build-up of minerals that bond within galvanized pipes, and gradually restrict their inner diameter and reduce water volume. Water softeners can remove most of these minerals, but not once they are bonded within the pipes, for which there would be no remedy other than a re-pipe. The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high water pressure is not. In fact, whenever the street pressure exceeds 80 pounds per square inch (PSI) a regulator is recommended, which typically comes factory preset between 45 and 65 PSI. However, regardless of pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails and high pressure begins to stress the washers and diaphragms within the various components. Waste and drainpipes are equally varied, and range from modern PVC (Polyvinyl chloride) and ABS (Acrylonitrile Butadiene Styrene) to older ones made of cast-iron, galvanized steel, clay, and even cardboard-like material that is coated with tar. The condition of these pipes is usually directly related to their age. Older pipes are subject to damage through decay and root movement, whereas the more modern PVC and ABS pipes are virtually impervious to damage, although some rare batches have been alleged to be defective. In most cases a significant portion of the drainpipes are concealed and we can only infer their condition by observing the draw at the drains. Nonetheless, blockages will occur in the life of ANY system, but  blockages in drainpipes, and particularly the main drainpipes that lead from the house to the street, can be expensive to repair, and for this reason we recommend having a sewer scope video inspection especially in older homes where mature trees are in the area. This could also confirm that the house is connected to the public sewer system, which is important because all private systems must be evaluated by specialists. The check of septic systems is not included in our visual inspection. You should have the local health authorities or other qualified experts check the condition of the septic system. In order for the septic system to be properly checked, the house must have been occupied within the last 30 days. If the water system to your new property is a well system then it should be inspected by a licensed well company. This will ensure you are getting the proper gallons per minute needed to support everyday life. The well system is not inspected during the home inspection. Gas fired and electric water heaters have a life expectancy of 8 to 12 years. It is very possible for them to last longer than this but is also just as possible for them to fail sooner. The comments below refer to the condition of the water heater on the day of the inspection. There is no way to determine the exact time a water heater will fail.

Water Source
Public
Main Water Shut-off Device: Location
Utility room
Water Supply, Distribution Systems & Fixtures: Distribution Material (Throughout Home)
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material (Into Home)
Copper
Drain, Waste, & Vent Systems: Main Drain Size
3"
Drain, Waste, & Vent Systems: Material
PVC
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Manufacture Date
2003 Year
Hot Water Systems, Controls, Flues & Vents: Location
Utility Room
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem

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: Flue Pipe
Double Wall
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: TPRV Drain Tube
Copper
Sewage Ejector Pump: Sewage Ejector Pump

The property contained a sewage ejector pump installed in a pit in the floor of the basement. These pumps are designed to pump waste from the lower-level drain/waste pipes up to the main sewer pipe, which is drained by gravity. Situations requiring these systems are properties located on hillsides. The sewage ejector pump appeared to be in serviceable condition at the time of inspection.

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
13.4.1 - Hot Water Systems, Controls, Flues & Vents

Corrosion

Corrosion was noted at the burn chamber or pipe fittings. Recommend monitoring for leaks and repairing if needed.

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

Exceeding Designed Life

Water heater has exceeded the typical lifespan of eight to twelve years. Normal signs of wear and tear were present and although functioning as intended at the time of the inspection, it is unable to be determined when the water heater will fail. Recommend monitoring it's effectiveness and budgeting for replacement in the near future.

14 - Heating

IN NI NP O
14.1 Equipment X X
14.2 Normal Operating Controls X
14.3 Distribution Systems X
Disclaimer

We can only open accessible panels provided by the manufacturer or installer for routine homeowner maintenance, and will not operate components when weather conditions or other circumstances apply that may cause equipment damage. The inspector does not light pilot lights or ignite or extinguish solid fuel fires, nor are safety devices tested by the inspection. The inspector is not equipped to inspect furnace heat exchanges for evidence of cracks, holes, or inspect concealed portions of evaporator and condensing coils. The heat exchange or firebox, electronic air filters, humidifiers and de-humidifiers, ducts and in-line duct motors or dampers can only be inspected by dismantling the unit. This is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout the structure cannot be addressed by a visual inspection. Have these systems evaluated by a qualified professional. The inspector does not perform pressure tests on coolant systems; therefore no representation is made regarding coolant charge or line integrity. We perform a conscientious evaluation of the system, but we are not licensed HVAC technicians. Please note that even modern heating systems can produce carbon monoxide, which in a poorly ventilated room can result in sickness and even death. Therefore, it is essential that any recommendation we make for service or further evaluation be scheduled before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property. Our service does not include any form of warranty or guarantee. Normal service and maintenance is recommended on a yearly basis. Determining the presence of asbestos materials commonly used in older heating systems can only be performed by laboratory testing and is beyond the scope of this inspection. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy.

Equipment: Unable To Inspect
Furnace
75 %

Values are approximate.

Equipment: Manufacture Date
2014 Year
Equipment: Manufacturer
Ducane
Equipment: Energy Source
Gas
Equipment: Flue Pipe
Double Wall
Equipment: Heat Type
Forced Air
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
14.1.1 - Equipment

Filter Dirty

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

$
Credit
Comment
14.1.2 - Equipment

Servicing/Cleaning

Recommend having the furnace and all components serviced and cleaned by a qualified HVAC specialist prior to close of escrow. NACHI guidelines strongly recommend further evaluation by a licensed HVAC technician to determine if any cracks are present in the heat exchanger, that may or may not be visible, for safety considerations. The furnace should be cleaned and serviced annually.

Here is a resource on the importance of furnace maintenance.

15 - Attic, Insulation & Ventilation

IN NI NP O
15.1 General X
15.2 Roof Structure X
15.3 Ventilation X
15.4 Attic Insulation X
15.5 Exhaust Systems X
General: Disclaimer

Loose fill insulation in the attic obscures the joists and prevents safe access. The inspection of the attic and its components is limited to what is visible from the attic access. See "Inspection Method" below for how this inspection was preformed.

General: Unable To Inspect
Attic
75 %

Values are approximate.

General: Inspection Method
From Attic Access
Roof Structure: Type
Truss
Roof Structure: Sheathing
OSB
Ventilation: Ventilation Type
Soffit Vents, Passive
Attic Insulation: Insulation Depth
11 Inches

Values are approximate

Attic Insulation: Insulation Type
Rockwool
Exhaust Systems: Exhaust Fans
Fan with Light, Fan Only

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

16 - Post-Inspection Checklist

Final Walk-Through: Range and oven off?
Yes
Final Walk-Through: Thermostat reset to original setting?
Yes
Final Walk-Through: Fireplace off?
N/A
Final Walk-Through: Dishwasher and washing machine (if applicable) are drained and no signs of leaking?
Yes
Final Walk-Through: Water meter video
All water off and sinks/tubs drained
Final Walk-Through: Incidental messes cleaned up? (Inspector footprints, attic insulation)
Yes
Final Walk-Through: Inspector equipment removed from property?
Radon measuring device left inside
Final Walk-Through: Doors and windows that were locked returned to locked position?
Yes
Final Walk-Through: Lights off or set back to original position and all tested GFCI/AFCI recepticles reset?
Yes
Final Walk-Through: Exterior doors locked upon exit and key returned to lock box?
Yes
Final Walk-Through: Occupants still in home upon completion?
None
Final Walk-Through: Called/texted realtor/client/seller upon completion? (Only if requested)
N/A