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

Sample agent
agent

Agent Name

Agency Name
5
Maintenance item
13
Recommendation
1
Safety hazard

1 - Inspection Details

In Attendance
Client
Occupancy
Vacant
Temperature (approximate)
87 Fahrenheit (F)
Type of Building
Condominium / Townhouse
Weather Conditions
Clear
Style
Multi-level

2 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
2.1 Foundation X X
2.2 Basements & Crawlspaces X X
2.3 Floor Structure X
2.4 Wall Structure X
2.5 Ceiling Structure X
Inspection Method
Crawlspace Access
Floor Structure: Basement/Crawlspace Floor
Dirt
Floor Structure: Material
Wood Beams
Floor Structure: Sub-floor
Plywood
Foundation: Material
Concrete
Foundation: Foundation Summary
Crawlspace

Please see the list below for details. Due to the conditions listed, I recommend that a structural engineer evaluate the foundation. Repairs should be made by a qualified licensed contractor. Also recommend contacting the seller and HOA prior to the close of sale for additional information as it appeared previous repairs have been made. 


Note: The crawlspace hatch is severely deteriorated and should be replaced.


1) This crawlspace was accessed through a foundation hatch at the back patio, East West corner of the property. Dirt floor, The crawlspace floor was dirt. No soil cover was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from soil. Reducing humidity levels can help prevent conditions that encourage mold growth and wood decay.

2) Debris accumulated in the crawlspace should be removed before the final walk-through. Wet wood also attracts insects like termites and carpenter ants whose colonies cause wood damage

3) Damp soil visible-
Soil in the crawlspace was visibly damp or wet. This condition may be the result of rising ground water or may result from surface runoff seeping under and/or through the foundation walls. High moisture levels in soil beneath the foundation can effect its ability to support the weight of the structure above and may cause structural damage from soil movement. Moisture intrusion can also damage home materials and encourage the growth of microbes such as mold. The source of the moisture should be identified and the condition corrected by a qualified contractor.

4) Sagging framing
Framing visible in the crawlspace was visibly sagging. The Inspector recommends additional framing be installed by a qualified contractor to correct or stabilize this condition.

5) Wood crushing
In the crawlspace, wood support posts appeared to be inadequate and exhibited crushing. The Inspector recommends that proper support posts be installed by a qualified contractor.

6) CMU turned wrong way
In the crawlspace, concrete masonry units (CMU, commonly known as concrete block) installed as supports beneath the girder supporting floor joists were installed in their weak orientation. This condition is improper and could result in structural failure. The inspector recommends installation of proper supports by a qualified contractor.

7) Poorly supported pipe - A 1inch copper line approx 20-30 lineal feet was not supported.
Drain, waste and vent pipes visible in the crawlspace were poorly supported. This condition should be corrected using proper supports to ensure proper drainage and prevent blockages. All corrections should be made by a qualified plumbing contractor.

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
Credit
Comment
2.1.1 - Foundation

Improper Construction Practices
Crawlspace

Improper or sub-standard construction practices were noted at the foundation wall or slabs/piers. Recommend a structural engineer evaluate and advise on how to bring the construction up to standards. 


Foundation Summary (See Foundation Summary for additional photos)

Please see the list below for details. Due to the conditions listed, I recommend that a structural engineer evaluate the foundation. Repairs should be made by a qualified licensed contractor. Also recommend contacting the seller and HOA prior to the close of sale for additional information as it appeared previous repairs have been made.

Note: The crawlspace hatch is severely deteriorated and should be replaced.


1) This crawlspace was accessed through a foundation hatch at the back patio, East West corner of the property. Dirt floor, The crawlspace floor was dirt. No soil cover was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from soil. Reducing humidity levels can help prevent conditions that encourage mold growth and wood decay.

2) Debris accumulated in the crawlspace should be removed before the final walk-through. Wet wood also attracts insects like termites and carpenter ants whose colonies cause wood damage

3) Damp soil visible-
Soil in the crawlspace was visibly damp or wet. This condition may be the result of rising ground water or may result from surface runoff seeping under and/or through the foundation walls. High moisture levels in soil beneath the foundation can effect its ability to support the weight of the structure above and may cause structural damage from soil movement. Moisture intrusion can also damage home materials and encourage the growth of microbes such as mold. The source of the moisture should be identified and the condition corrected by a qualified contractor.

4) Sagging framing
Framing visible in the crawlspace was visibly sagging. The Inspector recommends additional framing be installed by a qualified contractor to correct or stabilize this condition.

5) Wood crushing
In the crawlspace, wood support posts appeared to be inadequate and exhibited crushing. The Inspector recommends that proper support posts be installed by a qualified contractor.

6) CMU turned wrong way
In the crawlspace, concrete masonry units (CMU, commonly known as concrete block) installed as supports beneath the girder supporting floor joists were installed in their weak orientation. This condition is improper and could result in structural failure. The inspector recommends installation of proper supports by a qualified contractor.

7) Poorly supported pipe - A 1inch copper line approx 20-30 lineal feet was not supported.
Drain, waste and vent pipes visible in the crawlspace were poorly supported. This condition should be corrected using proper supports to ensure proper drainage and prevent blockages. All corrections should be made by a qualified plumbing contractor.

House construction Structural Engineer
Credit
Comment
2.1.2 - Foundation

Poor Ventilation of Foundation Area
Crawlspace

The foundation is poorly ventilated. Increased ventilation (introduction and movement of fresh air) is recommended. Installing a dehumidifier may also help to decrease moisture. 

Contractor Qualified Professional
Credit
Comment
2.2.1 - Basements & Crawlspaces

Crawl Space Hatch
Crawlspace

The crawl space hatch is very heavy and unsafe to open. Signs of dry rot and deterioration. 3-tab asphalt shingle is being used as the water barrier but it is not bonding and they flap over when the hatch is opened. Recommend replacement. 

Hardhat General Contractor

3 - Roof

IN NI NP D
3.1 Coverings X
3.2 Roof Drainage Systems X
3.3 Flashings X
3.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Binoculars
Roof Type/Style
Gable
Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
Aluminum
Roof
Roof

Unable to walk the roof due to second story condo. 


3-tab fiberglass
The roof was covered with 3-tab fiberglass asphalt shingles. These shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. An asphalt sealant strip binds shingles together so that they act as a single membrane. 3-tab shingles usually have a 20-30 year warranty. The actual useful lifespan varies with shingle quality. Determining shingle quality or remaining shingle roof lifespan lies beyond the scope of the General Home Inspection.

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

4 - Exterior

IN NI NP D
4.1 Siding, Flashing & Trim X X
4.2 Exterior Doors X X
4.3 Walkways, Patios & Driveways X X
4.4 Decks, Balconies, Porches & Steps X
4.5 Eaves, Soffits & Fascia X
4.6 Vegetation, Grading, Drainage & Retaining Walls X
Inspection Method
Crawlspace Access
Siding, Flashing & Trim: Siding Material
Masonry, T1-11 siding
Decks, Balconies, Porches & Steps: Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Patio
Exterior Doors: Exterior Entry Door
Exterior
Hollow Core

Entry door metal hollow core bottom seal damaged. Back door appears to be MDF all the caulking needs to be read on around the door door showing signs of deterioration as well as the frame plywood showing not sure if it's the subfloor

Walkways, Patios & Driveways: Driveway Material
Asphalt, Concrete

Exterior driveway deteriorated show signs of previous crack repair miscellaneous r&r patches. Several areas are beyond sealcoat and will require removal and replacement. Entry to the condo stamp concrete appears to be recently refinished.

Vegetation, Grading, Drainage & Retaining Walls: Drainage
Front Entry

Recommend adding additional soil at the entry as the soil is below the concrete entry slab. 

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
4.1.1 - Siding, Flashing & Trim

Paneling Deteriorating
Exterior Cladding

Signs of deterioration normal for the age of the cladding. The siding is most likely original from the date of construction 1971. It is suggested that the life span of plywood siding is 20-40 years. The Z flashing is missing and or not visible at the panel joints. The building was recently painted and all areas caulked. At this time appropriate measures have been taken to preserve the material but the paneling will need to be replaced in the near future.


Plywood siding also known as T1-11 siding was very popular in the 70-80's. T1-11 siding comes in two major grades, plywood and OSB (or oriented stand board). The plywood product is a little more expensive but is far superior to the OSB variety because of its greater durability and expanded finishing options.

Contractor Qualified Professional
Credit
Comment
4.2.1 - Exterior Doors

Weatherstripping Not Present
Main Entry Door

Door has damaged weatherstripping. This can result in significant energy loss and moisture intrusion. Recommend installation of standard weatherstripping.

Here is a DIY guide on weatherstripping

Wrench DIY
Credit
Comment
4.3.1 - Walkways, Patios & Driveways

Asphalt Driveway
East

Observed various areas where the aggregate was exposed. It is recommended that a seal coat be applied every 3-5 yrs. If the asphalt is not maintained properly it will deteriorate and result in pot holes that. Several areas are beyond the point of seal coat and will require a patch and or removal/replacement. A piece of rebar is protruding out of the wheel stop creating a trip hazard. Recommend that you reach out to the HOA for additional information prior to close of sale.

Contractor Qualified Professional

5 - Doors, Windows & Interior

IN NI NP D
5.1 Air Flow X X
5.2 Doors X X
5.3 Windows X X
5.4 Floors X X
5.5 Walls X
5.6 Ceilings X
5.7 Steps, Stairways & Railings X
5.8 Countertops & Cabinets X X
5.9 Bedroom Photos X
5.10 Kitchen Photos X
5.11 Living Space X
5.12 Bathroom X
Windows: Window Type
Sliders
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Windows: Window Manufacturer
Unknown

Lentil above all windows not painted. No invisible weep holes and brick veneer

Floors: Floor Coverings
Carpet, Tile
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Laminate
Bedroom Photos: Photos are for reference only
Bedroom

Photos are for reference. If there are any deficiencies they will be called out by trade.  This section is solely for reference.

Kitchen Photos: Photos are for reference only
Kitchen

Photos are for reference. If there are any deficiencies they will be called out by trade.  This section is solely for reference. 

Living Space: Photos are for reference only
1st Floor

Photos are for reference. If there are any deficiencies they will be called out by trade.  This section is solely for reference.

Bathroom: Photos are for reference only
Bathroom

Photos are for reference. If there are any deficiencies they will be called out by trade.  This section is solely for reference.

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
5.1.1 - Air Flow

Air Flow
1st Floor

Upon entering the living space I noticed an odor. I was unable to identify the source of the odor but I would describe it as musty. Recommend contacting the seller for additional information. If you have further concerns I'd recommend that you test for mold prior to the close of sale. 

Contractor Qualified Professional
Credit
Comment
5.2.1 - Doors

Door Latch Alignment
Bathroom, Bedroom

Door latch and/or strike plate is out of alignment. Recommend a handyman repair. This could potentially be caused by the deficiencies found with the foundation. 

Tools Handyman/DIY
Credit
Comment
5.3.1 - Windows

Damaged
Bedroom

One or more windows appears to have general damage, but are operational. Some of the windows were replaced and the frame is overhanging the sill. The caulking is missing in various areas. This can create an entry point for water intrusion. Recommend re-caulking and or reinstalling the windows properly.

Window Window Repair and Installation Contractor
Credit
Comment
5.4.1 - Floors

Soft Spots
Living Room, Bedrooms

Various locations of the floor were soft and spongy. Generally the flooring or subfloor is not securely attached to the joists underneath. Usually this happens because the joist settle or bend over time and the flooring becomes loose or detached in spots. Appeared to be evidence of prior repairs in the crawlspace. I recommend that the weight load be very limited in these areas until a qualified licensed professional has made the necessary repairs.

Contractor Qualified Professional
Credit
Comment
5.4.2 - Floors

Damage Tile

One or more ceramic tiles were damaged. It appears that both the kitchen and bathroom tile was overlayed over the existing tile.


Recommend contacting a flooring contractor to replace. Also recommend asking the seller if they have any extra tile prior to the close of sale. 

Contractor Qualified Professional
Credit
Comment
5.8.1 - Countertops & Cabinets

Cabinet Hinge Loose
Kitchen

One or more cabinet hinges were loose. Recommend a qualified handyman or cabinet contractor repair. 

Here is a helpful DIY article on cabinet repairs.

Wrench DIY
Credit
Comment
5.8.2 - Countertops & Cabinets

Countertop Cracked/Chipped
Kitchen

Countertop had one or more cracks or chips. Recommend qualified countertop contractor evaluate and repair. 

Here is a helpful article on repairing cracks, chips & fissures. 

Contractor Qualified Professional

6 - Built-in Appliances

IN NI NP D
6.1 Range/Oven/Cooktop X X
6.2 Dishwasher X
6.3 Built-in Microwave X
6.4 Refrigerator X X
6.5 Garbage Disposal X
6.6 Washing Machine X
6.7 Dryer X
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Built-in Microwave: Microwave

Make:

Model:

Serial:

Washing Machine : Washing Machine

Make:

Model:

Serial:

Dryer: Dryer

Make:

Model:

Serial:

Range/Oven/Cooktop: Range/Oven Brand
Kenmore
Dishwasher: Brand
Amana
Dishwasher: Dishwasher
Kitchen

Dishwasher was functioning at the time of inspection.

Model: ADB1100AWW5

Serial: F60714783

Refrigerator: Brand
Whirlpool
Garbage Disposal: Garbage Disposal
Kitchen

Garbage disposal was functioning at the time of inspection. 

Make: Emerson Electric Co 1-800-558-5700

Model: 1-83

Serial: 10011612783

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
6.1.1 - 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. Set the oven to 350F and it only reach 325F during the time of inspection. 

Model 790.95214200

Serial VF24326373

Here is a DIY troubleshooting tip

Credit
Comment
6.4.1 - Refrigerator

Freezer Light & Light Switch
Kitchen

The freezer light was not operational at the time of inspection. Recommend replacing the bulb and if that does not correct the issue recommend contacting a qualified appliance repair contractor. The switch that controls the light for the refrigeration section was damaged, see photo. It appeared that a bottle cap was taped to the door as a temp repair. Recommend contacting a qualified appliance repair contractor. 


Make: Whirlpool

Model: ER8AHMXRQ01

Serial: VSU1416416

Mfg Date: 03-07

Wash Appliance Repair

7 - Electrical

IN NI NP D
7.1 Service Entrance Conductors X
7.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
7.3 Branch Wiring Circuits, Breakers & Fuses X
7.4 Lighting Fixtures, Switches & Receptacles X X
7.5 GFCI & AFCI X
7.6 Smoke Detectors X
7.7 Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
Aluminum
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
Unknown
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Not Visible
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Patio
Carbon Monoxide Detectors: Carbon Monoxide Detector
Living Room - Hallway
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Lighting Fixtures, Switches & Receptacles: Light fixtures Photos Only

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

No Ground Wire
Living Room Hallway

Missing ground wire. Recommend qualified electrician evaluate and install. 

Electric Electrical Contractor
Credit
Comment
7.4.1 - Lighting Fixtures, Switches & Receptacles

Light Inoperable
Bedroom, Kitchen

One or more lights are not operating. New light bulb possibly needed.
Wrench DIY

8 - Plumbing

IN NI NP D
8.1 Main Water Shut-off Device X
8.2 Drain, Waste, & Vent Systems X
8.3 Water Supply, Distribution Systems & Fixtures X X
8.4 Hot Water Systems, Controls, Flues & Vents X
8.5 Fuel Storage & Distribution Systems X
8.6 Sump Pump X
8.7 Bathroom X
8.8 Kitchen X
Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
Unknown
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Main Water Shut-off Device: Location
North
Drain, Waste, & Vent Systems: Material
Iron
Hot Water Systems, Controls, Flues & Vents: Water Heater - Unknown Location

Unable to locate the water heater at the time of inspection. Recommend reaching out to the seller and or HOA for additional information prior to the close of sale. 

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
8.3.1 - Water Supply, Distribution Systems & Fixtures

Seal Exterior Hose Bib
West

Hole in the seal around the hose bib. The old supply was replaced and the hole was not patched. Recommend sealing all exterior holes to prevent moisture intrusion and pest intrusion.

Tools Handyman/DIY

9 - Heating

IN NI NP D
9.1 Equipment X X
9.2 Normal Operating Controls X
9.3 Distribution Systems X
9.4 Presence of Installed Heat Source in Each Room X
Equipment: Energy Source
Electric
Equipment: Heat Type
Electric Baseboard
Distribution Systems: Ductwork
Baseboard Heaters - Non Operable
Equipment: Brand
Unknown
Normal Operating Controls: Tstat
AFUE Rating
Unknown

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

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
Credit
Comment
9.1.1 - Equipment

Inoperable
1st Floor

Heating element was inoperable at time of inspection. Recommend qualified HVAC professional evaluate & ensure functionality.
Fire HVAC Professional

10 - Cooling

IN NI NP D
10.1 Cooling Equipment X
10.2 Normal Operating Controls X
10.3 Distribution System X
10.4 Presence of Installed Cooling Source in Each Room X
Cooling
1st Floor

Fans Only; Located in the kitchen and in both bedrooms. Cooling equipment was not present at the time of inspection. 

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

11 - Attic, Insulation & Ventilation

IN NI NP D
11.1 Attic Insulation X
11.2 Vapor Retarders (Crawlspace or Basement) X
11.3 Ventilation X
11.4 Exhaust Systems X
Attic, Insulation, & Ventilation
Attic

Did not have access to the attic at the time of inspection. Not inspected. 

Attic Insulation not inspected.

Vapor Retarders (Crawlspace or Basement) not present.

Ventilation not inspected.

Exhaust Systems not inspected.

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