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1234 Main St.
Colorado Springs Colorado 80920
01/22/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Inspection Details

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

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Flashings X X
2.3 Skylights X
2.4 Plumbing Vents X
2.5 Attic Ventilation (Exterior) X
2.6 Furnace/Flue Vent(s) X
2.7 Electrical Mast X
2.8 Roof Drainage Systems X
2.9 Chimney(s) X
Inspection Method
Roof
Roof Type/Style
Gable
Flashings: Material
Galvanized
Plumbing Vents: Material
PVC
Attic Ventilation (Exterior): Ventilation Type
Roof
Furnace/Flue Vent(s): Material
Galvanized
Chimney(s): Type
Framed, Metal Pipe
Chimney(s): Chimney Flashing
Galvanized
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.

Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
Seamless Aluminum

Skylights not present.

Electrical Mast not present.

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

Damaged - Minor
Shed roof

Roof coverings showed scattered minor damage. Recommend a qualified roofing professional further evaluate and/or repair. 

Credit
Comment
2.1.2 - Coverings

Damaged - Moderate

Roof coverings showed moderate damage. Recommend a qualified roofing professional evaluate for repair/replacement. 

Credit
Comment
2.1.3 - Coverings

Roof

Roofing material on fireplace angle has hail damge. Hole are noted in roofing material. Recommend a qualified professional to evaluate repair.

Credit
Comment
2.2.1 - Flashings

Loose/Separated
Front lower roof

Flashings observed to be loose or separated, which can lead to water intrusion and/or mold. Recommend a qualified roofing professional repair. 

3 - Exterior

IN NI NP D
3.1 Walkways, Porches, Patios, & Driveways X X
3.2 Siding, Flashing & Trim X X
3.3 Eaves, Soffits & Fascia 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
3.10 Basement Stairwell & Drain X
3.11 Gas Main/Meter X
3.12 Fences & Gates X X
Decks, Balconies, & Steps: Appurtenance
Deck
Decks, Balconies, & Steps: Material
Wood
Fences & Gates: Fence & Gate Material
Wood

Wooden gate needs adjustment. 

Eaves, Soffits & Fascia: Material
Wood
Gas Main/Meter: Main Gas Shut-off Location
Gas Meter
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
Siding, Flashing & Trim: Siding Material
Wood
Exterior Doors: Exterior Entry Door
Steel, Vinyl Slider
Exterior Lighting Fixtures, Switches, & Receptacles: Type
110 VAC, 110 VAC GFCI
Window Wells: Material
Metal
External Plumbing: Exterior Hose Bib(s)
Rotary
External Plumbing: Lawn Sprinklers
Front and Back Yard

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.

Basement Stairwell & Drain not present.

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 - Walkways, Porches, Patios, & Driveways

Cracking/Spalling - Minor

Minor cosmetic cracks and/or spalling observed. Recommend monitoring for further shifting and displacement.

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

Walkway Settling

Walkway starting to settle creating trip hazards, recommend repair.

Credit
Comment
3.2.1 - Siding, Flashing & Trim

Rot Present
Fireplace trim

One or more sections of the siding or trim are rotted, recommend replacement of all affected areas.

Credit
Comment
3.4.1 - Exterior Doors

Exterior door
1st Floor

Front door is separating at the bottom. Recommend repair or replacing entrance door.

Credit
Comment
3.6.1 - Decks, Balconies, & Steps

Evidence of Moisture Intrusion
Deck

Visible signs of moisture intrusion present, recommend repair or replacement of all affected areas. Possible areas affected on deck that are not visible. Wood rot visible throughout deck.

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

Recommend Sewer Scope

Due to the number of and/or age of the trees and vegetation in the yard it is recommended to have a sewer scope performed to ensure the drain line is not impacted by root intrusion and/or other deficiencies. PremierOne offers sewer scopes, call our office at (719) 217-9594 to schedule one.

Credit
Comment
3.12.1 - Fences & Gates

Fence - Damaged - Major

Fence has significant damage in one or more areas and is in need of repair or replacement.

4 - Garage

IN NI NP D
4.1 Garage Door X
4.2 Ceiling, Walls, & Firewalls X
4.3 Floor X
4.4 Occupant Door (From garage to inside of home) X
4.5 Lighting Fixtures, Switches & Receptacles X
Garage Door: Material
Wood
Garage Door: Type
Automatic
Ceiling, Walls, & Firewalls: Ceiling Material
Exposed Framing
Ceiling, Walls, & Firewalls: Wall/Firewall Material
Drywall
Floor: Material
Concrete
Lighting Fixtures, Switches & Receptacles: Type
110 VAC, 110 VAC GFCI
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

5 - Cooling

IN NI NP D
5.1 Cooling Equipment X
5.2 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 not present.

Distribution System not present.

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

6 - Electrical

IN NI NP D
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
6.4 GFCI & AFCI X
Service Entrance Conductors: Electrical Service Conductors
Below Ground
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper, Aluminum
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Exterior
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
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.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker

GFCI & AFCI not present.

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
6.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Knockouts Missing

"Knockouts" are missing on the electric panel. This poses a safety hazard and it is recommended that the opening in the panel caused by the missing knockout(s) be properly sealed by a qualified prefessional.

7 - Kitchen

IN NI NP D
7.1 Range/Oven/Cooktop X
7.2 Garbage Disposal X
7.3 Dishwasher X
7.4 Refrigerator X
7.5 Built-in Microwave X X
7.6 Lighting Fixtures, Switches & Receptacles X
7.7 Countertops & Cabinets X
7.8 Sink, Faucet, & Trap X
7.9 Ceilings & Walls X
7.10 Floors X
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Sink, Faucet, & Trap: Air Gap
Present
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Brand
Frigidaire
Garbage Disposal: Type
110v
Dishwasher: Brand
Frigidaire
Refrigerator: Brand
Frigidaire
Built-in Microwave: Brand
Frigidaire
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Laminate
Sink, Faucet, & Trap: Sink Material
Metal
Ceilings & Walls: Ceiling Material
Drywall
Ceilings & Walls: Wall Material
Drywall
Floors: Floor Coverings
Laminate wood
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.

Lighting Fixtures, Switches & Receptacles: Type
110 VAC
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
7.5.1 - Built-in Microwave

Microwave

Microwave made loud buzz. Repair may be needed to microwave. Recommend  further evaluation.

8 - Doors, Windows & Interior

IN NI NP D
8.1 Ceilings & Walls X X
8.2 Floors X X
8.3 Doors X X
8.4 Windows X X
8.5 Lighting Fixtures, Switches & Receptacles X
8.6 Distribution Systems X X
8.7 Smoke & Carbon Monoxide Detectors X X
8.8 Steps, Stairways & Railings X
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
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 wood
Windows: Window Type
Single-hung
Lighting Fixtures, Switches & Receptacles: Type
110 VAC
Steps, Stairways & Railings: Material
Metal, Carpeted

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
8.1.1 - Ceilings & Walls

Ceiling
1st Floor Bedroom

Hole in ceiling drywall. Repairs to drywall recommended. 

Credit
Comment
8.2.1 - Floors

Carpet
1st Floor

Carpet separating at transition.

Credit
Comment
8.3.1 - Doors

Door Latch Alignment
1st Floor sliding glass door

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

Credit
Comment
8.4.1 - Windows

Window Damaged
1st Floor Bedroom & 2nd Floor Bedroom

One or more windows were damaged and did not operate correctly, recommend repair/replacement.

Credit
Comment
8.6.1 - Distribution Systems

Missing Heat Source
Dining Room

Heat source is not present in one or more rooms in the home. Heat register has been covered by flooring material in dining room. Recommend a qualified person to locate and cut register into flooring.

Credit
Comment
8.7.1 - Smoke & Carbon Monoxide Detectors

Missing
1st Floor & 2nd Floor

One or more smoke or carbon monoxide detectors was 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.

9 - Fireplace

IN NI NP D
9.1 Vents, Flues & Chimneys (Interior) X
9.2 Damper Doors X
9.3 Lintels X
9.4 Cleanout Doors & Frames X
Vents, Flues & Chimneys (Interior): Material
Metal
Damper Doors: Material
Metal
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

Cleanout Doors & Frames not present.

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

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

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

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

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

manually operated dampers that did not open and close;

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

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

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

IV. The inspector is not required to:

inspect the flue or vent system.

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

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

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

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

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

perform a Phase I fireplace and chimney inspection.

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

10 - Bathrooms

IN NI NP D
10.1 Ceilings & Walls X
10.2 Floors X X
10.3 Doors X
10.4 Lighting Fixtures, Switches & Receptacles X
10.5 Countertops & Cabinets X
10.6 Sinks, Faucets, & Traps X
10.7 Bathtubs & Showers X
10.8 Toilets X
10.9 Distribution Systems X
Ceilings & Walls: Ceiling Material
Drywall
Ceilings & Walls: Wall Material
Drywall
Ceilings & Walls: Ventilation
Electronic Ventilation Fan
Floors: Floor Coverings
Vinyl
Lighting Fixtures, Switches & Receptacles: Type
110 VAC GFCI, 110 VAC
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Composite
Sinks, Faucets, & Traps: Sink Material
Composite
Bathtubs & Showers: Bathtubs
Porcelain
Bathtubs & Showers: Showers
Tile
Bathtubs & Showers: Surround
Tile
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
  • D = Deficiencies
Credit
Comment
10.2.1 - Floors

Base boards

Base not installed at time of inspection. 

11 - Laundry Room

IN NI NP D
11.1 Ceilings & Walls X
11.2 Floors X
11.3 Doors X
11.4 Lighting Fixtures, Switches & Receptacles X
11.5 Countertops & Cabinets X
11.6 Appliances X
11.7 Washer Hose Bib & Drain X
11.8 Dryer Vent X
11.9 Dryer Gas Line X
Appliances: Washing Machine
Not Tested
Appliances: Dryer
Not Tested
Ceilings & Walls: Ceiling Material
Exposed Framing
Ceilings & Walls: Wall Material
Concrete
Floors: Floor Coverings
Concrete
Lighting Fixtures, Switches & Receptacles: Dryer Power Source
220 Volt
Washer Hose Bib & Drain: Washer Hose Bib
Gate/Ball Valve
Washer Hose Bib & Drain: Washer Drain
Wall Mounted Drain
Dryer Vent: Material
Metal (Flex)
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.

Lighting Fixtures, Switches & Receptacles: Type
110 VAC

Doors not present.

Countertops & Cabinets not present.

Dryer Gas Line not present.

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

12 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
12.1 Foundation X
12.2 Basements & Crawlspaces X
12.3 Wall Structure X
12.4 Floor Structure X
Inspection Method
Visual, Attic Access
Basements & Crawlspaces: Vapor Retarders (Crawlspace or Basement)
Not Present
Wall Structure: Structure Type
Wood Frame
Floor Structure: Basement/Crawlspace Floor
Wood
Foundation: Material
Concrete
Basements & Crawlspaces: Material
Concrete
Wall Structure: Beams
Wood Beams
Floor Structure: Sub-floor
Plywood
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.


Building Department
Pikes Peak Regional Building Department

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

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

13 - Plumbing

IN NI NP D
13.1 Main Water Shut-off Device X
13.2 Water Supply, Distribution Systems & Fixtures X
13.3 Drain, Waste, & Vent Systems X
13.4 Hot Water Systems, Controls, Flues & Vents X X
13.5 Sump Pump X
Water Source
Public
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Drain, Waste, & Vent Systems: Material
PVC
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Main Water Shut-off Device: Location
Basement
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Drain, Waste, & Vent Systems: Main Drain Size
3"
Hot Water Systems, Controls, Flues & Vents: Flue Pipe
Double Wall
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
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.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Bradford & White

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. 

Sump Pump not present.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
13.4.1 - Hot Water Systems, Controls, Flues & Vents

Corrosion

Corrosion was noted at the burn chamber or pipe fittings. Recommend a qualified plumber evaluate for repair/replacement.
Credit
Comment
13.4.2 - Hot Water Systems, Controls, Flues & Vents

Near End of Life

Water heater showed normal signs of wear and tear. Recommend monitoring it's effectiveness and replacing in the near future.

14 - Heating

IN NI NP D
14.1 Equipment X
14.2 Normal Operating Controls X
14.3 Distribution Systems X
Equipment: Unable To Inspect
Furnace
75 %

Values are approximate.

Equipment: Energy Source
Gas
Equipment: Heat Type
Forced Air
Equipment: Brand
Amana
Equipment: Flue Pipe
Double Wall
Distribution Systems: Ductwork
Non-insulated
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.

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

15 - Attic, Insulation & Ventilation

IN NI NP D
15.1 General X
15.2 Roof Structure X
15.3 Ventilation X
15.4 Attic Insulation X
15.5 Exhaust Systems X
General: Inspection Method
From Attic Access
General: Unable To Inspect
Attic
75 %

Values are approximate.

Roof Structure: Sheathing
Plywood
Exhaust Systems: Exhaust Fans
Fan Only
Roof Structure: Type
Truss
Ventilation: Ventilation Type
Gable Vents, Roof
Attic Insulation: Insulation Type
Blown
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.

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