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1234 Main St.
Sandy, Utah 84094
01/19/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
103
Items Inspected
10
Maintenance/informational
1
Deficiencies
1
Safety hazard/immediate concerns

1 - General

Present
Client, Inspector
Client present at end
Yes
Age Source
Client
Number of residential units inspected.
1
Occupied?
No
Weather
Dry (no rain)
Temperature
Hot
Type of property
Single family
Inspection Fee
000
Viewed Seller Disclosures : Inspector has not reviewed seller disclosures

2 - Grounds

Driveway: Condition
Serviceable
Sidewalks / Patios: Condition
Appeared Serviceable
Deck, Patio, Porch Covers: Condition
Appeared serviceable
Decks / Porches: Condition
Appeared serviceable
Stairs : Condition
Appeared serviceable
Handrails: Condition
Appeared serviceable
Driveway: Material
Poured in place concrete
Stairs : Exterior stair material
Concrete
Handrails: Materials
Metal
Limitations
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. 
Soils / Drainage / Landscaping: Site Profile
Steep slope
Sidewalks / Patios: Material
Poured in place concrete
Deck, Patio, Porch Covers: Type
Covered, Open
Decks / Porches: Material
Wood, Plastic fiber
Soils / Drainage / Landscaping: Stairs Drain - No grate
Grates were missing from one or more drains at stair bases. Recommend installing grates where missing to prevent clogging.
$
Credit
Comment
2.2.1 - Driveway

Driveways - Minor

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Contractor Qualified Professional
$
Credit
Comment
2.3.1 - Sidewalks / 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.
Contractor Qualified Professional
$
Credit
Comment
2.6.1 - Stairs

Cosmetic Spalling found

Cosmetics spalling was found on the exterior concrete stairs. This is not a structural concern, however client may wish to repair for cosmetic reasons.

Contractor Qualified Professional

3 - Exterior & Foundation

Exterior Walls / Trim: Inspection method
Viewed from ground
Exterior Walls / Trim: Wall structure
Wood frame
Foundation: Condition
Appeared serviceable
Foundation: Material
Poured in place concrete
Foundation: Footing material
Poured in place concrete
Exterior Walls / Trim: Wall cover condition
Required repairs or replacement
Limitations
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.
Exterior Walls / Trim: Wall Cover
Stucco, Stone or faux stone veneer
Foundation: Type
Finished basement
$
Credit
Comment
3.1.1 - Exterior Walls / Trim

Vegetation

Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Contractor Qualified Professional
$
Credit
Comment
3.1.2 - Exterior Walls / Trim

Tree - Near Building

Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
Yard scissors Tree Service
$
Credit
Comment
3.1.3 - Exterior Walls / Trim

EIFS/Stucco Repair or Replace

Cracks, deterioration and/or damage were found in one or more areas of the exterior insulation and finishing system (EIFS) exterior finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the finish. Also, the wall behind the finish can become damaged from moisture intrusion. Note that areas behind the finish are inaccessible and excluded from this inspection. Recommend that a qualified contractor evaluate and make repairs and/or replace the EIFS siding as necessary.
Contractor Qualified Professional

4 - Roof

General: Method
Traversed
General: Condition
Appeared serviceable
General: Roof type
Gable
Shingles / Shakes: Layers
One
Flashings: Condition of exposed flashings
Appeared serviceable
General: Limitations
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 an 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. 
General: Roof surface material
Asphalt or fiberglass composition shingles
Gutters / Downspouts / Extensions: Condition
Appeared serviceable, Require cleaning
$
Credit
Comment
4.1.1 - General

Substandard repairs

Substandard repairs were found at one or more locations on the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair per standard building practices.
Contractor Qualified Professional
$
Credit
Comment
4.2.1 - Shingles / Shakes

Composition shingles

Some / Manycomposition shingles werecracked / broken / missing / loose / damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Contractor Qualified Professional

5 - Garage or Carport

Attached Garage-House Door: Condition
Appeared serviceable
Vehicle Door: Condition
Appeared serviceable
Vehicle Door: Type
Sectional
Automatic Opener: Mechanical auto-reverse operable
Yes
Interior/Walls/Ceilings: Condition
Serviceable
Interior/Walls/Ceilings: Ventilation
None visible, Door
General: Type
Attached
Attached Garage-House Door: Type
Metal
General: Limitations
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. 
Vehicle Door: # of Doors
2
Automatic Opener: Condition
Appeared serviceable
Floor: Condition
Appeared serviceable

6 - Attic & Roof Structure

Roof Structure: Condition
Appeared serviceable
Roof Structure: Roof structure type
Trusses
Insulation: Insulation condition
Appeared serviceable
Insulation: Type
Fiberglass loose fill
Insulation: Vermiculite
None visible
Ventilation: Condition
Appeared serviceable
Ventilation: Types
Enclosed soffit vents, Ridge vent(s)
Vapor Retarder: Vapor retarder
Not determined
Access: Method
Traversed
Insulation: Rating
R-38
Limitations
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. 
Roof Structure: Ceiling structure
Trusses

7 - Basement

Exterior Door: Condition
Appeared serviceable
Floor Substructure: Condition
Appeared serviceable
Floor Insulation: Condition
Not determined
Floor Insulation: Insulation material
None visible
Floor Substructure: Beam material
Laminated wood
Floor Substructure: Floor structure
Engineered wood joists
General: Limitations
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 also 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. 
Exterior Door: Material
Glass panel, Metal, Wood
Stairs: Great condition
Floor Substructure: Pier/support post material
Wood, Steel

8 - Electric

Service: Condition
Appeared serviceable
Service: Type
Underground
Service: Voltage
120-240
Service: Amperage
60
Service: Protection
Breakers
Service: Service entrance conductor material
Stranded Aluminum
Service: Main disconnect rating
150
Panels: Main service panel condition
Appeared serviceable
Panels: Location of main disconnect
External Panel
Wiring: Condition
Serviceable
Wiring: Solid strand aluminum wiring present
None visible
Wiring: GFCI present
Yes
Smoke and CO alarms: CO alarms installed
Yes
Service: Number of conductors
4
Service: System ground
Concrete encased electrode
Panels: Sub-panel(s) condition
Appeared serviceable
Panels: Location of MAIN panel #B
Mechanical room, Basement
Wiring: Branch circuit wiring type
Copper
Smoke and CO alarms: Smoke alarms installed
Yes
Limitations
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 or child-protective caps 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. 
Panels: Location of MAIN panel #A
Mechanical room, Basement
$
Credit
Comment
8.8.1 - Smoke and CO alarms

Missing, damaged

One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
SMKALRM
Wrench DIY

9 - Plumbing / Fuel Systems

Service / Main Line: Condition
Appeared serviceable
Service / Main Line: Type
Public
Service / Main Line: Water Pressure PSI
60
Supply Lines: Condition
Appeared serviceable
Drain and Waste Lines: Drain pipe condition
Appeared serviceable
Drain and Waste Lines: Waste pipe condition
Appeared serviceable
Drain and Waste Lines: Waste pipe material
Plastic
Venting: Condition
Appeared serviceable
Irrigation: Irrigation system
Public
Irrigation: # of Zones
8
Fuel Systems: Condition
Appeared serviceable
Fuel Systems: Location of main fuel shut-off
At gas meter, By furnace
Fuel Systems: Visible fuel storage systems
None visible
Service / Main Line: Main shut-off location
Basement, Storage
Drain and Waste Lines: Drain pipe material
Plastic
General: Limitations
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.
Supply Lines: Type
Copper, PEX plastic
Venting: Vent pipe material
Plastic Galvanized steel

10 - Water Heater

General: Condition
Appeared serviceable
General: Energy source
Natural gas
General: Type
Tank
General: Capacity
40, 50
General: Location
Basement, Mechanical room
General: TPR valve
Yes
General: Water Temp
0
Burners: Condition
Appeared serviceable
Flues: Condition
Appeared Serviceable
General: Limitations
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. 
General: Estimated Age
07/10/2017

Water heater appears to be 5+ years old.


11 - Heating, Ventilation and Air Condition (HVAC)

Heating: Distribution Type
Ducts and registers
Heating: Heating Type
Forced air, Furnace
Heating: Primary heating last service date
0000
Heating: Date of Manufacture
07/10/2004
General: Limitations
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). 

12 - Fireplaces, Stoves, Chimneys and Flues

General: Limitations
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.

13 - Kitchen

Counters: Condition
Appeared serviceable
Floors: Condition
Appeared serviceable
Sinks: Condition
Appeared serviceable
Ventilation: Type
Hood or built into microwave over range or cooktop
Under-Sink Food Disposal: Condition
Appeared Serviceable
Range/Cooktop/Oven: Condition
Appeared serviceable
Range/Cooktop/Oven: Fuel Type
Electric
Limitations
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, 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. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. 
Counters: Material
Formica, Granite, Tile
Cabinets: Condition
Appeared serviceable
Floors: Type or covering
Tile
Dishwasher: Condition
Appeared serviceable
Refrigerator: Condition
Appeared serviceable
Microwave: Condition
Appeared serviceable

14 - Bathroom, Laundry and sinks

Counters: Condition
Appeared serviceable
Cabinets: Condition
Appeared serviceable
Floors: Condition
Appeared serviceable
Floors: Type or covering
Tile, Vinyl linoleum or marmoleum
Sinks: Condition
Appeared serviceable
Toilets: Condition
Appeared serviceable
Showers: Condition
Appeared serviceable
Ventilation: Condition
Appeared serviceable, Window
Ventilation: Bathroom and laundry ventilation type
Windows, Spot exhaust fans
Laundry: Gas supply for laundry equipment present
No
Location #D
Full bath, basement
Limitations
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. 
Location #A
Half bath, first floor
Location #B
Master bath, first floor
Location #C
Full bath, second floor
Bathtubs: Condition
Appeared serviceable
Laundry: 240 present
Yes

15 - Interior, Doors and Windows

Exterior Doors: Condition
Appeared serviceable
Windows & Skylights: Condition
Appeared serviceable
Windows & Skylights: Window Type
Vinyl
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
Floors: Type or covering
Carpet, Tile, Vinyl linoleum or marmoleum
Stairs/Handrails/Gaurdrails: Condition
Appeared serviceable
Limitation

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. 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.

Exterior Doors: Exterior door material
Metal, Fiberglass or vinyl, Glass panel

The thermal imaging is a way for me to make sure the door and its seals and not letting excessive heat losses or cold entering the home. Note the temperature changes from exterior to interior if there are drastic temperature changes you can tell if there is seal of equipment problem 

Interior Doors: Condition
Appeared serviceable
Walls, Ceilings and Fixtures: Ceiling type or covering
Drywall
$
Credit
Comment
15.3.1 - Windows & Skylights

Missing screens

Screens were missing from some / many windows. These windows may not provide ventilation during months when insects are active.
Contractor Qualified Professional
$
Credit
Comment
15.4.1 - Walls, Ceilings and Fixtures

Minor cracks, nail pops

Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
ECC
Contractor Qualified Professional

16 - Environmental

$
Credit
Comment
16.1.1 - Radon

Over 4.0

Radon Levels Averaged:


Radon is a radioactive gas that has been found in homes all over the United States. It comes from the natural breakdown of uranium in soil, rock, and water and gets into the air you breathe. Radon typically moves up through the ground to the air above and into your home through cracks and other holes in the foundation.


Is radon really that dangerous?

Radon is a cancer-causing radioactive gas. ... The Surgeon General has warned that radon is the second leading cause of lung cancer in the United States today. If you smoke and your home has high radon levels, you're at high risk for developing lung cancer.

There are several radon mitigation companies that install systems to lower your radon levels. A few that we recommend are:

Advanced Radon Solutions: 801-635-9797

Utah Radon Services: 801-871-0715

Radovent: 801-285-9255

Radon Be Gone: 801-510-8705






Contractor Radon Mitigation Specialist