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1234 Main St.
Denver, CO 80212
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
3
Maintenance item
17
Recommendation

1 - Inspection Details

In Attendance
Client, Orlando - This listing agent was there briefly looking for his screw gun. He also removed the shoe protective booties.
Occupancy
Vacant
Style
Contemporary, Modern
Temperature (approximate)
89 Fahrenheit (F)
Type of Building
Condominium / Townhouse, Located on the 4th Flr. Accessed by the Elevator
Weather Conditions
Clear

2 - Roof

IN NI NP D
2.1 Coverings X
2.2 Roof Drainage Systems X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
Unable to inspect the roof at the time of Inspection -
4th Floor

14 Story building in downtown Denver. The condo being inspected was located on the 4th floor. Did not have access to the roof and it was not very visible from the ground level. 

Coverings not inspected.

Roof Drainage Systems not inspected.

Flashings not inspected.

Skylights, Chimneys & Other Roof Penetrations not inspected.

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

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X
3.4 Decks, Balconies, Porches & Steps X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X
Walkways, Patios & Driveways: Driveway Material
Carpet
Decks, Balconies, Porches & Steps: Appurtenance
Balcony
Decks, Balconies, Porches & Steps: Material
Concrete
Walkways, Patios & Driveways: Walkway from the elevator.

Entry from the Lobby located on 10th St., elevator and a short walk to the condo. There appeared to be active construction taking place on the 4th Floor. 

Decks, Balconies, Porches & Steps: Exterior Patio

No visual cracking of the patio deck at the time of inspection. Evidence of bird perches above the four exterior windows located on the patio due to bird droppings that were present at the time of inspection. Both of the exterior lights flicker (see electrical). There are two exterior receptacles/outlets that are covered but are not GFCI protected (see electrical) 

Exterior - Limited to Patio Only

14 Story building in downtown Denver. The condo being inspected was located on the 4th floor. The exterior first floor is a retail space that is not included in the scope of this inspection. Only the unit listed was included in the inspection. 

Siding, Flashing & Trim not inspected.

Exterior Doors not inspected.

Eaves, Soffits & Fascia not inspected.

Vegetation, Grading, Drainage & Retaining Walls not inspected.

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

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
Basement, Foundation, Crawlspace & Structure

Access to all of the above was not available at the time of inspection. Only the 4th floor unit #4B-S was included in the inspection of the 14 story structure. 

Foundation not inspected.

Basements & Crawlspaces not inspected.

Floor Structure not inspected.

Wall Structure not inspected.

Ceiling Structure not inspected.

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

5 - Heating

IN NI NP D
5.1 Equipment X
5.2 Normal Operating Controls X
5.3 Distribution Systems X
5.4 Presence of Installed Heat Source in Each Room X
Equipment: Brand
McQuay
Equipment: Energy Source
Electric
Equipment: Heat Type
Forced Air
Thermostat

Honeywell Thermostat is located in the main hallway entry 

Presence of Installed Heat Source in Each Room: Master Bedroom

Tested both the heating and cooling at the time of inspection. Noticed that the master bedroom had a variance of approximately 2-5 degrees Fahrenheit  

Distribution Systems: Duct Work

With the exception of the ducting that is visible in the Laundry room, all other ducting was not accessible. 

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

6 - Cooling

IN NI NP D
6.1 Cooling Equipment X
6.2 Normal Operating Controls X
6.3 Distribution System X
6.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Laundry
Distribution System: Configuration
Central
Cooling Equipment: Brand
McQuary
Cooling Equipment: McQuary Air Conditioning
Laundry Room

Make: McQuary Air Conditioning 

Part: 285454600

Electric 208V

Manufactured in Feb/2003

Refrigerant Type: R22 (Note this is no longer manufactured in the US. Repairs to the unit may be above average and parts may eventually become obsolete requiring an upgrade. Recommend contacting the seller and or HOA to confirm who is responsible for repairs and or replacement in the event it does not function properly) 

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

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X X
7.3 Water Supply, Distribution Systems & Fixtures X X
7.4 Hot Water Systems, Controls, Flues & Vents X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
Unknown
Drain, Waste, & Vent Systems: Material
Unknown
Water Supply, Distribution Systems & Fixtures: Distribution Material
PVC
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Unknown
Hot Water Systems, Controls, Flues & Vents: Water Heater

Unable to locate water heater within the unit. Recommend reaching out to the seller and or HOA for location, age, and distribution details. All hot water supply fixtures including sinks, bath and shower had hot water present at the time of inspection. 

Fuel Storage & Distribution Systems not present.

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
7.2.1 - Drain, Waste, & Vent Systems

Washing Machine Drain Line
Laundry Room

Upon running the washer on a rinse cycle the drain backed up and started to flood the laundry. Recommend having a plumber clear the clogged drain and then test the washer and to ensure proper drainage.

Pipes Plumbing Contractor
Credit
Comment
7.3.1 - Water Supply, Distribution Systems & Fixtures

Kitchen Faucet
Kitchen

Faucet leaked when operated-
The kitchen faucet leaked when water was turned on. The Inspector recommends service by a qualified plumbing contractor. In addition the settings on the spray nozzle were not functioning at the time of inspection. 

Pipes Plumbing Contractor
Credit
Comment
7.3.2 - Water Supply, Distribution Systems & Fixtures

Hallway Bathroom

Inoperable stopper
The sink in this bathroom had an inoperable stopper.

Restricted water flow-
Water flow at the shower in this bathroom appeared to be inadequate. The Inspector recommends that you have this condition evaluated by a qualified plumbing contractor to determine the potential need and costs for correction.

Inoperable stopper
The bathtub had an inoperable stopper. Due to the stopper not function (also signs of corrosion) the jet tub could not be tested at the time of inspection. 

Bathtub Leak

After running the water for approximately ten minutes the tub was inspected via the access panel in the guest bedroom closet. Water was present in the crawlspace. 

Toilet Paper Holder & Towel Rack

Both units were loose. Recommend reinstall and or replace. 

Pipes Plumbing Contractor
Credit
Comment
7.3.3 - Water Supply, Distribution Systems & Fixtures

Master Bath
Bathroom

Sinks (both) OK condition
At the time of the inspection, the Inspector observed no deficiencies in the condition of either sink in this bathroom.

Under-sink OK
At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of under-sink plumbing in this bathroom. There did appear to be staining at the bottom of the cabinet, source unknown but no leaks at the time of inspection. 

Jets-debris-
The jets in this bathtub ejected debris into the water when they were activated. The Inspector recommends that the system be serviced by a qualified plumbing contractor.

Restricted water flow-
Water flow at the shower in this bathroom appeared to be inadequate. The Inspector recommends that you have this condition evaluated by a qualified plumbing contractor to determine the potential need and costs for correction.

Toilet Paper Holder Loose

Recommend reinstall and or replace. 



Pipes Plumbing Contractor

8 - Electrical

IN NI NP D
8.1 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.2 Branch Wiring Circuits, Breakers & Fuses X
8.3 Lighting Fixtures, Switches & Receptacles X X
8.4 GFCI & AFCI X X
8.5 Smoke Detectors X
8.6 Carbon Monoxide Detectors X
8.7 Fire Extinguisher X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Laundry
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Additional Panel Not Visually Present
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Not Visible
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Not Visible
Branch Wiring Circuits, Breakers & Fuses: Wiring Detail

Unable to verify as the dead front was present. 

GFCI & AFCI: Two Exterior Receptacles/Outlet

Both of the patio receptacles/outlets currently are not GFCI protected. 

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Unit Panel Located in the Laundry

Labeled as 1-Phase/3-Wire, Manufacture; Cutler Hammer

Fed From: Meter Stack (For location please reach out to the seller/HOA for main building shut-off)

120/208V Main Lug Only

(Labeled as Greiner Electric 303-470-9702)

Smoke Detectors: Smoke Detectors

Smoke Dector tested and functioning at the time of inspection. The condo is also wired into a fire alarm system tied to a suppression system. The fire alarm system and suppression system is not included in the inspection. Recommend requesting additional information from the current home owner and HOA for further details. 

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
8.3.1 - Lighting Fixtures, Switches & Receptacles

Light Inoperable
Exterior Patio

One or more lights are not operating. New light bulb possibly needed. Both of the exterior patio fixtures/light bulbs flicker. They are controlled by an interior dimmer switch. The light bulb may not be a dimmable bulb. Recommend replacing the light bulb with a manufacture recommended dimmable light bulb. If the issue continues after replacing, recommend contacting a qualified licensed electrician. Main ceiling light in the living room has one light bulb that was not functioning at the time of inspection. Additionally there is an unidentified small light fixture near the patio entry from the living room that is not functioning. Appears to be a battery controlled light but was unable to verify as none of the light switches powered the fixture. Please reach out to the seller regarding this light fixture for clarification. If they are not able to verify recommend contacting a qualified licensed electrician. 

Contractor Qualified Professional
Credit
Comment
8.3.2 - Lighting Fixtures, Switches & Receptacles

Laundry Room Ceiling Light Fixture

Missing the fixture lens. Recommend replacing the lens, if the lens cannot be purchased separately a new light fixture may be required. In the event a new fixture is required, I recommend that you contact a qualified licensed electrician. 

Wrench DIY
Credit
Comment
8.4.1 - GFCI & AFCI

No GFCI Protection Installed
Exterior Patio

No GFCI protection present on the exterior patio. Recommend licensed electrician upgrade by installing ground fault receptacles

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


No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in the patio at the time of inspection.  This can be achieved relatively inexpensively by:  1. Replacing an individual standard receptacle with a GFCI receptacle. 2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle. 3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

Electric Electrical Contractor

9 - Attic, Insulation & Ventilation

IN NI NP D
9.1 Attic Insulation X
9.2 Vapor Retarders (Crawlspace or Basement) X
9.3 Ventilation X
Dryer Power Source
220 Electric
Dryer Vent
Metal (Flex)
Attic Access was not present

All ceiling access doors were opened and visually inspected from a ladder. The opening was too small to gain access. 

Attic Insulation not present.

Vapor Retarders (Crawlspace or Basement): Crawlspace & Basement NOT present at the time of inspection
Ventilation: Vents -

Unable to access due to the pre-existing building structure. 14 story building, unit being inspected was located on the 4th floor. There was a vent on the exterior patio, unable to trace or determine what the vent was tied into. Recommend reaching out to the seller and or HOA if you would like additional information regarding the vent located on the patio/balcony. 

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

10 - Built-in Appliances

IN NI NP D
10.1 Dishwasher X X
10.2 Refrigerator X X
10.3 Range/Oven/Cooktop X X
10.4 Built-in Microwave X
10.5 Garbage Disposal X
10.6 Washer X X
10.7 Dryer X X
Refrigerator: Brand
Kenmore
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Brand
General Electric
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Garbage Disposal: Garbage Disposal
Built-in Microwave: Microwave
Kitchen

Microwave OK
At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the built-in microwave oven. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, you should seek further evaluation by qualified technician prior to closing.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.1.1 - Dishwasher

Improper Installation
Kitchen

The tilt did not appear to be present at the time of inspection. The dishwasher easily tips. Ran the dishwasher through an entire cycle and it appears to be holding water at the base. Minor interior defects included but not limited to scratches etc. 

Wash Appliance Repair
Credit
Comment
10.1.2 - Dishwasher

Improperly Installed Drain Pipe
Kitchen

Dishwasher drain pipe was installed improperly. Recommend a qualified plumber evaluate and repair. Appears to be tied into the garbage disposal. Unable to verify as I did not have access behind the dishwasher. I did attempt to use an endoscope but the view was not clear enough to determine. 

Pipes Plumbing Contractor
Credit
Comment
10.2.1 - Refrigerator

Water Supply
Kitchen

Upon testing the water supply the control came loose. The ice machine appeared to be functioning but the water side was not functioning. 

Wash Appliance Repair
Credit
Comment
10.3.1 - Range/Oven/Cooktop

Oven Not Heating Up
Kitchen

Gas oven wasn't heating up at time of inspection. Recommend a qualified appliance contractor evaluate and repair. 

Make: General Electric 

Model: JTP20B0F3BB

Serial: ZF6 88460Q

Here is a DIY troubleshooting tip


Electric range mostly OK- self cleaning not inspected
At the time of the inspection, the Inspector observed few deficiencies in the condition of the electric range. Notable exceptions will be listed in this report. The self-cleaning feature was not tested.

Wash Appliance Repair
Credit
Comment
10.6.1 - Washer

Drain Clogged
Laundry Room

Upon running the washer on a rinse cycle the drain backed up and started to flood the laundry. Recommend having a plumber clear the clogged drain and then test the washer and to ensure proper drainage. 


A wet vac and paper towels were used to clean up the water to the best of my ability. Client's agent was notified upon completion of clean-up. 

Pipes Plumbing Contractor
Credit
Comment
10.6.2 - Washer

Moldy Gasket On Washer - Front Loader
Laundry Room

Recommend gasket replacement 


Kenmore Model 110-46462501

Wash Appliance Repair
Credit
Comment
10.7.1 - Dryer

Dryer Duct, Back Panel, Light, and Buttons

1) Exhaust duct visual inspection, noted that duct tape was used. Unsure if it is covering a hole as it was not visible. Recommend using the proper ducting tape or replacing the duct. 

2) The back panel of the dryer had also been removed. This could be an indication of prior repairs. Recommend reinstalling the panel and reaching out to the seller for additional information prior to close. 

3) The buttons to operate the dryer are cracked and damaged. 

4) The interior light was not functioning, recommend replacing the light bulb. If that doesn't resolve the issue contact a qualified appliance repair contractor. 


Note: A dryer exhaust duct connection was installed in the laundry room.  Although the Inspector operated the dryer briefly, the duct was examined visually only. A visual examination will not detect the presence of lint accumulated inside the duct, which is a potential fire hazard.  The Inspector recommends that you have the dryer exhaust duct cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist. Lint accumulation can occur even in approved, properly installed ducts. All work should be performed by a qualified contractor.

Wash Appliance Repair

11 - Doors, Windows & Interior

IN NI NP D
11.1 Doors X
11.2 Windows X X
11.3 Floors X
11.4 Walls X X
11.5 Ceilings X
11.6 Steps, Stairways & Railings X
11.7 Countertops & Cabinets X X
Windows: Window Manufacturer
Unknown
Windows: Window Type
Double Pane
Floors: Floor Coverings
Engineered Wood, Tile, Vinyl
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Cabinetry
Laminate
Doors: Doors Misc

Hallway bathroom door, too is rubbing and needs to be sanded and or adjusted to prevent damages. Barn door slider to the master bath was functioning properly at the time of inspiration but appeared to have been reinstalled. For additional information please reach out to the seller.

Exterior sliding glass door is missing plastic gromet on the lock.

Floors: Observed Six Types of Flooring

Engineered wood- general
Wood floors in the home were engineered wood. Engineered wood floors are manufactured using multiple layers of different wood veneers. The grain of each layer runs in different directions, which makes it very stable. This means that the wood will expand and contract less than solid wood flooring during fluctuations in humidity and temperature. The top layer of engineered wood flooring consists of high-quality wood. While this type of flooring can be sanded and finished, it cannot be done as many times as solid wood flooring.


Gaps, normal
Wood floors in the home had typical gaps between boards. Typical gaps are caused by seasonal fluctuations in relative humiditythe floor expands with high humidity and contracts with low humidity. This type of expansion and contraction is normal and expected in solid wood floors. In solid 2 -inch floors, gaps may be the thickness of a dime (1/32 inch) or wider. Wider boards have wider gaps.


The master had minor floor tile damage visible.

Ceilings: General Ceiling

Observed various locations that appear to have splatter. Unable to determine the cause of the splatter marks during the inspection. They may be able to be cleaned or the ceiling may require painting to correct the issue. 


Protruding nail heads visible (Beginning Stages) at the Master Bath Closet appeared to be the result of contact with moisture. After the source of moisture is located and corrected, protruding nails should be removed, drywall re-fastened and the drywall finished to match the existing wall surfaces. All work should be performed by a qualified drywall or painting contractor.

Ceilings: Master Bath Ceiling

Ceilings in the master bedroom closet exhibited moderate damage or deterioration. Before the expiration of your Inspection Objection Deadline you may wish to consult with a qualified contractor to discuss options and costs for repairs. The master bath exhaust was not functioning at the time of inspection. After running the shower, both sinks, and tub you could feel the heat and presence of moisture in the master bath closet.

Steps, Stairways & Railings: Exterior Patio/Balcony Railing
Countertops & Cabinets: Countertop Material
Granite

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
11.2.1 - Windows

Missing Screen
Bedroom

Window missing screen. Recommend replacement. Both window were a little difficult to open/operate. I also observed that the interior of the condo was very quiet.

Window Window Repair and Installation Contractor
Credit
Comment
11.4.1 - Walls

Nail Pops
Master Bedroom Closet

Protruding nail heads visible at the time of the inspection appeared to be the result of contact with moisture. After the source of moisture is located and corrected, protruding nails should be removed, drywall re-fastened and the drywall finished to match the existing wall surfaces. All work should be performed by a qualified drywall or painting contractor.

Contractor Qualified Professional
Credit
Comment
11.4.2 - Walls

Walls, Ceiling, and Trim

Observed various small holes throughout and misc nails/screws present. Various locations of splatter/stain on the ceiling, unable to determine the source of the discoloration/splatter. 

Cosmetic - The bedroom appeared to be painted 3/4 up the wall but was never completed. 

Various areas of door trim and base board that showed normal signs of wear/tear for the age of the home. 

Wrench DIY
Credit
Comment
11.7.1 - Countertops & Cabinets

Cabinet Hinge Loose
Kitchen

One or more cabinet hinges were loose. Recommend a qualified handyman or cabinet contractor repair. Also note that cabinet door directly in front of the microwave will not fully open due to the microwave not being a flush mount. 

Here is a helpful DIY article on cabinet repairs.

Wrench DIY
Credit
Comment
11.7.2 - Countertops & Cabinets

Cabinets Damaged
Kitchen

Cabinets had visible damage at time of inspection. Recommend a qualified cabinets contractor evaluate and repair. Appeared to be caused by the leaking kitchen faucet. 

House building Cabinet Contractor
Credit
Comment
11.7.3 - Countertops & Cabinets

Poor/Missing Caulk
Kitchen

Kitchen 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. 

Wrench DIY