Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Billings, MT 59105
12/07/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
10
Maintenance/informational
13
Observations/deficiencies
3
Safety hazard/immediate concerns

1 - General

Present
Client, Buying Realtor
Client present for walkthrough
Yes
Age Source
Municipal records or property listing
Number of residential units inspected.
1
Occupied
No

Any Home that is fully/partially furnished or has stored items will slightly limit the scope of inspection including, but not limited to; not being able to see all visible holes in walls, floors, moisture staining, testing of receptacles.

Weather
Dry (no rain), Overcast, Snow on ground
Temperature
Cold
Type of property
Single family
Direction of front door
West

This may not be the true exact direction of the front door. For the purpose of noting defects, this is to be considered the true direction.

2 - Grounds

Driveway: Condition
Serviceable
Driveway: Material
Poured in place concrete
Soils / Drainage / Landscaping: Site Profile
Moderate slope
Walkways / Patios: Condition
Appeared Serviceable
Walkways / Patios: Material
Poured in place concrete
Decks / Porches: Condition
Appeared serviceable
Decks / Porches: Material
Wood, Plastic fiber
Stairs : Condition
Appeared serviceable
Stairs : Exterior stair material
Concrete

Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.

Credit
Comment
2.3.1 - Walkways / Patios

Minor

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.4.1 - Decks / Porches

Ledger Boards - No Flashing

Flashing appeared to be missing from above one or more deck or porch ledger boards, or could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a licensed contractor install flashing above ledger boards to prevent water intrusion. For more information, visit:

Ledger Boards

Safe Decks

Contractor Qualified Professional

3 - Exterior & Foundation

Exterior Walls / Trim: Inspection method / Overview Picture
Viewed from ground
Exterior Walls / Trim: Wall Cover
Fiberboard, Stone or faux stone veneer
Exterior Walls / Trim: Wall cover condition
Appeared serviceable
Exterior Walls / Trim: Wall structure
Not fully visible, Wood frame
Foundation: Condition
Appeared serviceable
Foundation: Material
Poured in place concrete
Foundation: Type
Finished basement
Foundation: Footing material
Not determined (inaccessible or obscured)
Soffits and facia: Overview
Appears servicable

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.

Credit
Comment
3.1.1 - Exterior Walls / Trim

Caulking
Overview / Multiple Locations

Caulk was missing / deteriorated / substandard in some areas. For example, around windows / around doors / at siding butt joints / at siding-trim junctions / at wall penetrations. Recommend that a licensed person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:

CAULK

Contractor Qualified Professional
Credit
Comment
3.1.2 - Exterior Walls / Trim

Brick, Stone Veneer - Cracks, deterioration

The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing structural damage.. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.

Foundation Foundation Contractor

4 - Roof

General: Method/Overview Pictures
Partially traversed
General: Condition / Estimated Life
Appeared serviceable
General: Roof surface material
Asphalt or fiberglass composition shingles
General: Roof type
Gable
Shingles / Shakes: Layers
One
Flashings/Plumbing Vents: Condition of exposed flashings
Appeared serviceable
Gutters / Downspouts / Extensions: Condition
Appeared serviceable
General: Snow
Entire Structure

Due to accumulation of snow on the roof. The roof, flashings, vents, chimneys were not able to be fully evaluated by the Inspector. A limited inspection is some times possible, and all comments made on the roofing material at this point are made out of courtesy to the client. A full evaluation of the roof should be done at the soonest point after the snow melts to identify any deficiencies. 

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide a guaranteed estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.


Be aware that evidence of failed seals on any multi pane windows, including skylights may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. The inspector attempts to identify such failed seals, but does not guarantee that all failed seals will be identified as part of this inspection. Skylights other than those that the inspector identified may also have failed seals and need glass replaced too.

5 - Attic & Roof Structure

Access: Attic #1 / Access Location
Garage, Partially traversed
Roof Structure: Ceiling structure
Trusses
Roof Structure: Condition
Appeared serviceable
Roof Structure: Roof structure type
Wood, Trusses
Insulation: Insulation condition / Location
Appeared serviceable
Insulation: Type
Fiberglass loose fill
Insulation: Vermiculite
None visible
Insulation: Volume
16-18”, Multiple levels based upon location, 8-10"

Insulation depths can greatly vary in different areas of the attic. No guarantee of present R-value.

Ventilation: Condition
Appeared serviceable
Ventilation: Types
Enclosed soffit vents, Box vents (roof jacks)
Vapor Retarder: Vapor retarder
None visible
Vapor Retarder: Not Usually Visual

Vapor Retarders are generally not visible if installed correctly. vapor barriers should be installed on the "warm side in the winter" side of the insulation. In attics, this is underneath, between the insulation and the ceiling material. Observations/comments made on the vapor barrier are made as a courtesy only.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.

6 - Garage or Carport

General: Overview / Type
Attached, Garage, 3 Car
Attached Garage-House access: Condition / Overview
Appeared serviceable
Attached Garage-House access: Type
Hollow core, Metal
Vehicle Door: Condition/ Overview
Appeared serviceable
Vehicle Door: Type / Material
Sectional, Metal
Vehicle Door: # of Doors
2
Automatic Opener: Condition
Appeared serviceable
Floor: Overview / Pictures
Appeared servicable

The inspector does not determine the adequacy of firewall ratings. This is especially hard when the garage has been painted. Requirements for ventilation in garages vary between municipalities.

Credit
Comment
6.2.1 - Attached Garage-House access

No / weak Self Closer

The door between the home and the garage did not have any self closing device installed, or the device was not operating properly. Depending on the age of the home this was not required. Garages are the most likely area of the home to have a fire start. Having a self closing device on the garage door ensures that a proper fire rating is maintained between the garage and the living space of the home. Recommended installing a self closing device to ensure that a fire rated door remain closed as often as possible.

Tools Handyman/DIY

7 - Interior, Doors and Windows

Exterior Doors: Condition / Overview
Appeared serviceable
Exterior Doors: Exterior door material(s)
Fiberglass or vinyl, Sliding glass
Interior Doors: Condition
Appeared serviceable
Windows & Skylights: Condition
Appeared serviceable

Be aware that evidence of failed seals on any multi pane windows, including skylights may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. The inspector attempts to identify such failed seals, but does not guarantee that all failed seals will be identified as part of this inspection. Skylights other than those that the inspector identified may also have failed seals and need glass replaced too.

Windows & Skylights: Window Type
Vinyl
Walls, Ceilings and Fixtures: Ceiling type or covering
Drywall
Walls, Ceilings and Fixtures: Condition
Appeared serviceable
Walls, Ceilings and Fixtures: Wall type or covering
Drywall
Floors: Condition
Appeared serviceable
Floors: Concrete slab condition
Appeared serviceable, Not Fully Visible
Floors: Type or covering
Carpet, Tile
Stairs/Handrails/Gaurdrails: Condition
Appeared serviceable
Fans: Overview

Fans are tested for on/off operation. Multi-speed fans are attempted to be tested, but the full operational ability of these are an estimate of functionality. 

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance unless otherwise stated. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

Credit
Comment
7.3.1 - Windows & Skylights

Windows difficult
1st Floor Living Room

One or more of the windows that were designed to open and close were stuck shut / difficult to open and close. Recommend that a licensed person repair windows as necessary so they open and close easily. 

Contractor Qualified Professional
Credit
Comment
7.4.1 - Walls, Ceilings and Fixtures

Wall - Dry stains, monitor

Stains were found in one or more wall areas. However, no elevated levels of moisture were found. The stain(s) may be due to past leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Hardhat General Contractor

8 - Kitchen

Overview / Pictures
Dishwasher: Condition
Appeared serviceable
Counters: Condition
Appeared serviceable
Counters: Material
Quartz
Cabinets: Condition
Appeared serviceable
Floors: Type or covering
Wood or wood products
Floors: Condition
Appeared serviceable
Refrigerator: Condition
Appeared serviceable
Range/Cooktop/Oven: Condition
Appeared serviceable
Range/Cooktop/Oven: Fuel Type
Natural gas
Microwave: Condition
Appeared serviceable
Ventilation: Type
Hood or built into microwave over range or cooktop
Sinks: Condition
Appeared serviceable
Under-Sink Food Disposal: Condition
Appeared Serviceable

The following items are only tested for on off function and no guarantee is made on operating features, estimated remaining life of the appliances: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, broilers, dishwashers, trash compactors, refrigerators, freezers. The following items are not included within this inspection: griddles, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. The notation of appliance manufacturers, models or serial numbers is for FYI information only and does not ensure that any of these appliances qualify for or have any outstanding recalls that have or have not been performed. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

Credit
Comment
8.1.1 - Dishwasher

Leaking at air gap

Water leaked from the dishwasher's air gap device when the dishwasher ran. Debris may be clogging the drain line or air gap device. Recommend that a qualified person clear debris or make repairs as necessary.
 
Contractor Qualified Professional
Credit
Comment
8.2.1 - Counters

Need caulk at gaps

Gaps, no caulk, or substandard caulking were found between countertops and backsplashes / around the sink. Water may penetrate these areas and cause damage. Recommend that a licensed contractor repair as necessary. For example, by installing caulk.
 
Contractor Qualified Professional
Credit
Comment
8.3.1 - Cabinets

Stains / minor damage

Stains or minor damage were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary a qualified person evaluate and repair.
 
Contractor Qualified Professional
Credit
Comment
8.7.1 - Microwave

Light not functioning

The light inside the microwave was not functioning. Generally this means the bulb just needs to be replaced. This could potentially might be an issue with the microwave. Recommend replacement of bulb and further evaluation as needed.

Wrench DIY
Credit
Comment
8.8.1 - Ventilation

Fan recirculates

The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Odors can be reduced by utilizing a charcoal filter. If desired, a licensed contractor can evaluate and repair as necessary so exhaust air is ducted outdoors.
Contractor Qualified Professional

9 - Laundry / Utility rooms

General: Pictures / overview
Appears serviceable
Floors: Condition
Appeared serviceable
Floors: Type or covering
Tile
Sinks: Condition
Appeared serviceable
Laundry / Ventilation: 240 present
Yes
Laundry / Ventilation: Dryer Vent Location
Wall
Laundry / Ventilation: Gas supply for laundry equipment present
None Visible
Laundry / Ventilation: Laundry Hookups
Appears servicable

The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.

Credit
Comment
9.3.1 - Sinks

Leaking at base, handles

Water was leaking at the sink faucet base or handles at one or more locations. Recommend that a qualified plumber repair as necessary.
 
Contractor Qualified Professional

10 - Bathrooms

General: Overview / location
Cabinets: Condition
Appeared serviceable
Counters: Condition
Appeared serviceable
Floors: Condition
Appeared serviceable
Floors: Type or covering
Tile
Sinks: Condition
Appeared serviceable
Baths / Showers: Condition
Appeared serviceable
Toilets: Condition
Appeared serviceable
Ventilation: Condition
Appeared serviceable
Ventilation: Bathroom ventilation type
Spot exhaust fans, with individual ducts
Credit
Comment
10.2.1 - Cabinets

Stains / minor damage
1st Floor Bathroom - Master Bathroom

Stains or minor damage were found in the shelving or cabinets below the sink at one or more locations. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.
 
Contractor Qualified Professional
Credit
Comment
10.3.1 - Counters

Caulking needed or deteriorated
1st Floor Bathroom - Master Bathroom

Gaps, no caulk, or substandard caulking were found between countertops and backsplashes / around the sink at one or more locations. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
 
Tools Handyman/DIY
Credit
Comment
10.4.1 - Floors

Tile, stone, grout deteriorated, substandard
Master Bathroom

Tile, stone and/or grout in the flooring at one or more locations were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.

Contractor Qualified Professional
Credit
Comment
10.5.1 - Sinks

Leaking Drain
Master Bathroom

One or more sink drains were actively leaking. This can cause damage to the vainity cabinet, or flooring / structural components underneath. Recommend qualified person repair as necessary.
 
Pipes Plumbing Contractor
Credit
Comment
10.6.1 - Baths / Showers

Gap or no caulk behind spout / overflow / handle
1st Floor Bathroom

Caulk was missing around the base of one or more of the bathtub spouts, handles or overflows, or there was a gap behind it. Water may enter the wall structure behind the bathtub. Recommend that a licensed  repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.
 
Pipes Plumbing Contractor

11 - Fireplaces, Stoves, Chimneys and Flues

Gas-fired fireplace, stove, or log lighter: Condition
Appeared serviceable
Gas-fired fireplace, stove, or log lighter: Gas Type
Metal pre-fab fireplace
Gas-fired fireplace, stove, or log lighter: Service advice
Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
ANGFINSP
Gas-fired fireplace, stove, or log lighter: Options Noted
Fan
Type B/L Gas Vents: Overview
needs repair or replacement

The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

Credit
Comment
11.1.1 - Gas-fired fireplace, stove, or log lighter

Control access cabinet dusty/dirty
1st Floor Living Room - Basement Living Room

The access panel for the controls of the fireplace was very dusty and or dirty. The fan general pulls air is this area. Occupants of the home with sensitivities to allergies may be affected more than others. Recommend cleaning cabinet.

Wrench DIY
Credit
Comment
11.2.1 - Type B/L Gas Vents

< 2' above structure & < 10' horizontally

One or more B-vent metal flue pipes terminated too close to and above the top of an exterior wall or portion of the building. Such vents should terminate at least 2 feet above any portion of a building within 10 feet horizontally. Such flues may not draft properly due to restricted free air movement. If the vent terminates near eaves, exhaust gases can enter the building through roof vents. This is a potential safety hazard due to the risk of exhaust gases entering living spaces. Recommend that a qualified contractor repair per standard building practices.
Contractor Qualified Professional

12 - Electric

Service: Overview/ Condition
Appeared serviceable
Service: Type
Underground
Service: Number of conductors
Not determined
Service: Voltage
120-240
Service: Amperage
200
Service: Protection
Breakers
Service: System ground
Not determined
Service: Service entrance conductor material
Stranded Copper
Panels: Location of main disconnect
Breaker in middle of main panel
Panels: Main disconnect rating
200
Panels: Location of MAIN panel #A
Building exterior
Panels: Location of SUB panel #B
Utility / Mech. Room, Basement
Wiring: Overview / Condition
Serviceable
Wiring: Branch circuit wiring type
Non-metallic sheathed, Copper, Aluminum multi-strand
Wiring: Solid strand aluminum wiring present
None visible
Wiring: GFCI present
Yes
Smoke and CO alarms: CO alarms installed
Yes
Smoke and CO alarms: Smoke alarms installed
Yes

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

Credit
Comment
12.2.1 - Panels

Non-listed breaker
Panel A

One or more breakers were installed that are not on the approved breaker style list for the panel. Although multiple styles or breakers may fit the panel. Only certain ones are tested and approved by the panel manufacture. Recommend replacing each of these breakers which breaker styles approved for this panel.

Electric Electrical Contractor
Credit
Comment
12.5.1 - Switches

One or more receptacles energized by light switch
1st Floor Living Room

One or more switches energized one or more receptacles. These are generally used for lamp lighting in a room. Many major appliances such as TVs, space heaters, computers, etc. are not designed to have power interrupted regularly by a switch and can become damaged. Recommend using receptacles powered by switches ONLY for lighting purposes.

Credit
Comment
12.6.1 - Lighting

Lamps inoperable
North West Basement Bedroom

One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Wrench DIY

13 - Basement / Crawl Space

Floor Substructure: Pier/support post material
Wood, Bearing wall
Floor Substructure: Beam material
No beams visible
Floor Substructure: Condition
Appeared serviceable
Floor Substructure: Floor structure
Wood trusses

Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. 


The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.


Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity. 

14 - Plumbing / Fuel Systems

Water Service / Main Line: Main shut-off location
Basement, Utility / Mechanical Room
Water Service / Main Line: Overview
Appeared serviceable
Water Service / Main Line: Type
Public
Supply Lines: Overview / Condition
Appeared serviceable
Supply Lines: Type
PEX plastic
Drain and Waste Lines: Drain/waste pipe condition
Appeared serviceable
Drain and Waste Lines: Drain/waste pipe material
PVC
Venting: Condition
Appeared serviceable
Venting: Vent pipe material
PVC
Fuel Systems: Condition
Appeared serviceable
Fuel Systems: Location of main fuel shut-off
At gas meter, At building exterior
Fuel Systems: Visible fuel storage systems
None visible
General: Sewage ejector pump
A sewage ejector pump was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's recommendations. Typically, these pumps have a lifespan of 7-10 years. For more information, visit:
SEWEJPMP

The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.

Credit
Comment
14.3.1 - Supply Lines

Corrosion pipes, fittings
Master Bathroom

Significant corrosion was found in some / many water supply pipes or fittings. Leaks can occur as a result. To help reduce the chance of leaks,  Recommend that a qualified plumber replace components as necessary.

Pipes Plumbing Contractor
Credit
Comment
14.3.2 - Supply Lines

Hose bibb - leaks

A hose bibb leaks at one or more locations. Hose bib leaks may allow water to enter the structure. Recommend repair or replacement to fix leaks as needed by a qualified contractor, including investigating behind wall / Insulation areas.

Contractor Qualified Professional
Credit
Comment
14.6.1 - Fuel Systems

CSST, not bonded

The CSST gas line was not bonded (grounded). When CSST was first introcuded for building use, the inherent issues of it not being bonded were not understood. Non-bonded CSST has a higher risk of causing sparking with static charges, or by lightning strike. Bonding requirements were introduced Around 2005/2006. Recommend licensed contractor add bonding to all CSST systems.

Electric Electrical Contractor

15 - Water Heater

General: Condition
Appeared serviceable
General: Energy source
Natural gas
General: Type
Tank
General: Estimated Build Date
12/01/2012
General: Capacity
50
General: Location
Basement, Utility / Mech. Room
General: TPR valve
Yes
Burners: Condition
Appeared serviceable
Flues: Condition
Appeared Serviceable

Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.

16 - Heating, Ventilation and Air Condition (HVAC)

Heating: Distribution Type
Ducts and registers
Heating: Heating Type
Forced air, Furnace
Heat Pump; AC: Condition
Unknown - Low Temp
Heat Pump; AC: Cooling fuel type
Electric
Heat Pump; AC: Manufacturer
Rheem
Heat Pump; AC: Model Number
RANL-043JAZ
Heat Pump; AC: Serial Number
7841W161300554
Heat Pump; AC: Estimated Build Date
04/01/2013
Heat Pump; AC: Location
Building exterior, north
Heat Pump; AC: Type
Split system
Forced Air: Condition
Appeared serviceable
Forced Air: Manufacturer
Rheem
Forced Air: Fuel Type
Natural gas
Forced Air: Location
Basement, Utility / Mech Room
Forced Air: Model #
RGRL-09EZAJS
Forced Air: Serial number
GV5D307F331205779
Forced Air: Estimated Build Date
08/01/2012
Forced Air: Estimated age of unit
5-10 years
Combustion Air: Type
HE - direct vent to outside
Burners (furnace or boiler): Condition
Appeared serviceable
Filters: Condition
Recommend replacing upon taking occupancy, Appeared serviceable
Filters: Filter location
At base of air handler, Inside return duct
Flues: Condition
Appeared serviceable
Ducts & Registers: Condition
Appeared serviceable
Normal Controls: Condition
Appeared serviceable
Normal Controls: Location
Dining room
Heat Pump; AC: A/C, <65 degrees

The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Or overnight temperatures got below 50 degrees. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system. Recommend requesting all service records from the seller to estimate useful life.

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).