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1234 Main St.
Sisters, OR 97759
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

Thank you for trusting us with your inspection.

We are proud of our service, and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. Please read this report in its entirety.  

1 - General Information

Size & Age
3600sf. Built in 1994
People Present
Buyer, Buyer's Agent
Vacant or Occupied
Vacant
Temperature
40 Farenheit
Weather
Overcast
Type of Structure
Residential
Purchaser of Report

THIS INSPECTION REPORT IS INTENDED ONLY FOR THE USE OF THE PERSON PURCHASING THE HOME INSPECTION SERVICES.  NO OTHER PERSON, INCLUDING A PURCHASER OF THE INSPECTED PROPERTY WHO DID NOT PURCHASE THE HOME INSPECTION SERVICES, MAY RELY UPON ANY REPRESENTATION MADE IN THE REPORT.”

Definitions

The following definitions of deficiencies are represented in this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor.




Typically these are defined as general upkeep items or maintenance, DIY projects or recommended upgrades.  If left unattended, or neglected, they could potentially lead to moderate or even major repairs. 

  

 


Most items will fall into this "recommendation" category. These are items which are in need of repair or replacement which will be followed by a recommended repair technician.


  


These items are a fire, life, or safety issue.  These could be directed to CO alarms, or smoke alarms, egress, voids in firewalls, railings on decks or stairs electrical, etc. 

Code Compliancy

We as home inspectors are NOT "code" inspectors.  Codes change from city to city, county to county, and from year to year. Typically they are a minimum standard.  We report on fire, life, and safety issues.  We also do not report on ADA compliancy. This too has tiered guidelines and codes which fall outside the scope of our inspection

2 - Grounds

Driveway & Parking : Materials
Asphalt
Walkways : Materials
Pavers
Lot Lines

We do not report on the property or lot lines or building setbacks from property lines which is outside the scope of our inspection. Any questions should be directed to your realtor or the homeowner
 

Soil To Wood Contact

It should be stated that "any" soil to wood contact, whether it is fence boards/posts, deck skirting, siding etc.  is conducive to wood rot and or pest infestation.  Wherever possible remove soils that are in contact with wood  as a preventative measure. 
 

Grading & Drainage: Acceptable Grade

Acceptable grade is considered in the industry as 1" per foot falling away from the building for a minimum of 5'

Sprinkler System: Not Tested

A lawn sprinkler system is present. It was not part of our inspection today. Any questions regarding the system should be directed to the seller and or your realtor.

We evaluate the following exterior features: driveways, walkways, decks and balconies, patio covers, handrails and guardrails, yard walls, and attached carports.  We do not evaluate subterranean drainage systems or any mechanical or remotely controlled components, such as driveway gates.  In addition, compliance with building codes and or manufacturer's specifications and recalls goes beyond the scope of this inspection. 

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Comment
2.2.1 - Driveway & Parking

Normal Cracks

Cracks of the surface materials are present, considered normal and typical and should be periodically sealed.  
 

Gardening shovel tool shape Concrete Contractor

3 - Exterior

Siding Material: Wood

Wood siding is present on this house. Cedar

Trim : Acceptable

Acceptable condition

Hose Bibs: Functional

Functional where viewable

Lighting : Functional

Exterior lights were tested and functional.

Decks / Balconies: Wood Decking
The decking material is wood
Decks / Balconies: Limited Viewing

Limited viewing under the deck

Handrails /Guardrails / Stairs: Acceptable

Handrails and guardrails are in acceptable condition.

Outlets: GFCI Protected
Exterior outlets were GFCI protected and tripped using a simulated 3 pronged tester.

Exterior siding / cladding is observed where viewable.  We do not pull siding off to gain a better view, and continual maintenance is key to prolonging the life of your siding.  Soils that contact wood siding are suspect to wood rot, and or pest (insect) infestation.  Whenever possible, make sure your siding has approximately 4" of clearance from the ground

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Comment
3.4.1 - Paint / Caulking

Paint Needed
South Side of House

The house is in need of painting.  Typical maintenance.  

Paint roller Painting Contractor
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Comment
3.6.1 - Outlets

Loose Outlet
East Side of House

Electrical receptacle is loose in its junction box and should be properly secured.  There are also some exposed wires that need to be corrected 


Electric Electrical Contractor
Credit
Comment
3.7.1 - Decks / Balconies

Soil To Wood Contact
Back of House

Soil to wood contact was present.  It is suggested that all soils be cleared away at least 4" from any wood surface, (even if it is Cedar) as this is a condition that is conducive to wood rot and or pest infestation.  Small amount of wood rot noted. 

Wrench DIY

4 - Structural

Foundation : Type
Concrete stem wall
Floor Framing: Type
Floor Joists, Plywood
Wall Framing: Type
Wood Studs
Roof Framing: Type
Trusses, OSB Sheathing
Wall Insulation: Type
Fiberglass batts assumed, R19 assumed
Windows : Type
Vinyl, Double Paned
Building Permits

We do not report on the procurement of building permits and their inspection process and suggest you confirm that any and all documentation required were obtained through local building officials. It is your responsibility to ask any questions regarding permits.  Questions should be directed to your realtor, the listing agent, or the seller.  

Windows : Flashing

Flashing of the window flange(s) is not visible and is assumed to have been properly installed at the time of construction although not confirmed.
 

We review the exterior portions of the home or building by walking around the outside and may describe the various foundation types, the floor, walls, siding, fascia and trim, balconies, doors, windows, roof structures, lights, and outlets in accordance with state and industry standards. It is important to properly maintain a property, including decks, porches, walkways, driveways, and other hard surfaces. It's particularly important to keep the exterior walls well painted and well sealed with caulk, which provide the only barrier against deterioration of the underlying materials. Separation of caulk and or cracks of the caulk around windows, doors, and thresholds can permit unfiltered air and potential moisture intrusion, which is the principle cause of the deterioration of any surface and their components within. Evidence of such intrusion may only be obvious when it is raining or during adverse weather conditions and still may go undetected. We identify foundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfaces in foundations are quite common. If double pane windows are present they can have broken seals, which can create staining and or condensation between the panes of glass. Depending on current conditions at the time of this inspection, such as lighting, temperature, humidity, etc., broken seals may not be observed and can appear at any given time.

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Comment
4.1.1 - Foundation

Install Vent Wells
Back of House

Some of the foundation vents are below grade or just above it. Foundation vents close to grade or below can allow water intrusion. We recommend vent wells, and that they be about 2" or so above grade as a preventative measure against water intrusion.

Wrench DIY
Credit
Comment
4.6.1 - Windows

Broken Seal
Dining nook

Broken seal noted. This condition is caused from the vacuum between the panes of glass escaping due to its seal being compromised.   Cosmetic, but most people ask to have them replaced

Window Window Repair and Installation Contractor
Credit
Comment
4.7.1 - Screens

Missing Window Screens

Some of the window screens were missing and you may choose to ask the seller of their whereabouts. 

Window Window Repair and Installation Contractor

5 - Roof

Coverings: Layers
One
Soffits / Eaves: Acceptable
Gutters: Material
Metal
Skylights: Type
Glass
Skylights: Viewed
Interior Only
Inspected By Drone

The roof and its components were inspected with the aid of our drone. This was used because for whatever reason we deemed accessing the roof to be too dangerous.

Coverings: Type
Asphalt Shingles

Some of the shingles are replacement shingles around the chimney.  Ask the seller why these were replaced and when. 

There are many different roof types, which we evaluate by walking on their surfaces if safe access is available. If we are unable or unwilling to do this for any reason, we will indicate the method that was used to evaluate the roof. Every roof will wear differently relative to its age, the number of its layers, the quality of its material, the method of its application, its exposure to direct sunlight or other prevalent weather conditions, and the regularity of its maintenance. Regardless of its design-life, every roof is only as good as the waterproof membrane beneath it, which is concealed and cannot be examined without removing the roof material, and this is equally true of almost all roofs. In fact, the material on the majority of pitched roofs is not designed to be waterproof only water-resistant. However, what remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which go beyond the scope of our inspection service. Even water stains on ceilings, or on the framing within attics, could be old and will not necessarily confirm an active leak without some corroborative evidence. Roofs that have covering materials which are susceptible to cracking and or breaking of the protective layer (i.e. tile) or has an existing angled pitch or height restrictions, which makes the roof unsafe to walk on, or weather conditions may not allow, are evaluated from the ground with the use of binoculars or the roofs edge for safety reasons and may limited the viewable areas. Therefore an acceptable rating should take into account that not all areas may have been observed. It is not within the normal scope of a general home inspection to determine the remaining life of a roof. Damage can occur within short periods of time based on weather conditions including wind, humidity and temperature fluctuation that may not be viewed at this time.

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Comment
5.3.1 - Gutters

Low Spot
Back of House

There is a low spot in the gutters that inhibits the proper drainage of water. Suggest it be corrected to allow proper flow of water to the downspout

Contractor Qualified Professional
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Comment
5.4.1 - Flashings

Flashing Pulling UP
Front of House

Flashing was coming loose and should be better secured.

Roof Roofing Professional
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Comment
5.6.1 - Siding Cut

Gap
Various Areas

The gap between the bottom of the siding where it meets the roof is less than 1".  Recommended to be between 1" and 2".  Water and snow melt can damage the bottom drip edge over time if there is not adequate clearance.  Cutting the siding up to the recommended distance (gap) will eliminate this potential condition. 
Wrenches Handyman

6 - Attic

Access Location: Viewed From Within
The attic was viewed from within the viewable and accessible areas.
Framing: Acceptable
Insulation: Type
Blown fiberglass
Ventilation: Type
Ridge Vent, Soffit Vents
Vaulted Ceilings

Some areas of the interior ceiling or vaulted and cannot be viewed because there is no access point which is common

Access Location: Bedroom

Multiple locations 

In accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches of headroom, are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements, and do not sample or test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components. Some areas of an attic may be viewed from a distance due to limited access from roof rafters creating low clearances or heavy insulation and may hide unknown conditions that could not be viewed, although no obvious conditions may be noted. When entering attics with heavy insulation, damage to the insulation and ceiling below can occur, therefore access is limited. With this in mind, inspection of the attic areas can be limited from the access area only. Homes with framed vaulted ceilings typically do not have an attic access. Attics with heating ducts and skylight chases also limit our access. Please remember that entry of the attic area is not conducted when access is obstructed or restricted or entry can damage any property, or when dangerous or adverse conditions exist or are suspected, which fall under the Standards and Practices and Standards of Behavior, Division 8 of OAR Chapter 812

Credit
Comment
6.4.1 - Exhaust Ducts / Flues

Separated Duct
Attic over master bathroom

An exhaust duct is separated, and should be repaired.  This may be an exhaust duct tied to a Thermostat or humidistat but I cannot confirm that
 

Contractor Qualified Professional

7 - Plumbing

Water Source
Well
Meter Location
N/A
Backflow Device
Not Applicable
Water Shutoff Location
Garage
Potable Water Lines: Type of Material
Copper
Potable Water Lines: Water Pressure
Acceptable
Waste Lines : Type
Black ABS
Waste System: Type
Sand Filter
Waste System: Clean Out Location
side yard
Water Heater: Type / Size / Location
Electric, 50 gal, Garage
Water Heater: Expansion Tank
Present
Well Not Tested

We do not test wells or the components associated with them. i.e. well heads, pressure tanks, water softeners etc. We suggest you confer with the seller or a well testing company on the specifics of this particular system. Typically the seller is responsible for the water being tested for bacteria, nitrates, and arsenic.

Waste System: Method Of Inspection
Explained

The waste system is primarily buried in the ground and under the house.  Our inspection process is limited and basically covers the testing of the system from interior components and looking for any leaks in the system.  We do not evaluate septic tanks, sewage pumps, or sand filters. 

Waste System: Sand Filter

A sand filter is present for the waste system which goes beyond the scope of our inspection. 

Water Heater: Circulation Pump

A circulation pump was present on the water heater and appears functional. 

We do not report on anticipated remaining life for water heaters. Typical life span ranges between 10 to 15 years, but they generally last longer. Main water valves or branch and fixture shut-off valves are not turned on if they are in the off position due to potential safety concerns and or liability issues and can seize up over time due to a lack of operation. We test the operation of all accessible outdoor hose bibs for functionality and normal water pressure. (between 35-80 PSI)

8 - Electrical

Service Distribution
Underground
Grounding: Grounding Connection
UFER
Electrical Panels: Locations
Garage
Electrical Panels: Service Cable Type
Aluminum
Breakers / Fuses: Main Disconnect Location
Main Panel, Garage
Breakers / Fuses: Type
Circuit Breakers, Correctly Sized
Electrical Panels: Main Panel Amperage Rated
200 amp

There are two 200 amp rated panels

We are not electricians and in compliance with our standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, we typically recommend upgrading outlets to have ground fault protection within 6' of a water source, which is a relatively inexpensive but essential safety feature. These outlets are often referred to as GFCI's, or ground fault circuit interrupters. Similarly, AFCI's or arc fault circuit interrupters, have been required in all bedroom circuits since 2002. We remove the electrical panel cover if readily and safely accessible and check circuitry and sizing of wires to existing circuit breakers and or disconnects. Circuit breakers are designed to trip under faulted current condition but are no turned on or off as part of our inspection process.

9 - HVAC

Heat Source(s): Type
Electric forced air

There are two furnaces. 

Heat Source(s): Location
Garage
Ducting: Limited Viewing

Viewing of the duct work is limited. Acceptable where viewable.

Thermostat: Location
Multiple Thermostats.

One upstairs and one downstairs 

Filter: Type
Disposable
Registers: Air Flow

Acceptable air flow noted at all viewable and accessible registers.

Heat Pump: Not Inspected

Heat pumps were not fully inspected. The disconnect was removed on one and was too cold to run the other. A limited inspection. They do look “newer” however. Recommend further inspection by an HVAC technician. 

We test and evaluate HVAC systems in accordance with the standards of practice.  This means we use normal operating controls but we do not dismantle any of the following concealed components: evaporator and condensing coils, the heat exchanger, electronic air-cleaners, humidifiers, and in-line duct motors or dampers and we do not run cooling systems (if present) when outdoor temperatures drop below 60 degrees as this may harm the system.   Although the heating and or cooling system(s) may work as designed at the time of our inspection, if we note that a system shows no recent evidence of annual maintenance it is recommended that service be provided as a precautionary measure.  

10 - Interior

Flooring: Type
Hardwood, Tile, Linoleum, Carpet
Walls & Ceiling : Materials
Sheetrock
Lighting : Functional
Hallway(s): Hallways Good

Hallway(s) we're inspected and are in acceptable condition

Ceiling Fans: Functional

Ceiling fans were functional

Interior Rooms: Rooms Inspected

Rooms inspected but not limited to are all of the bedrooms, living room, dining rooms, bonus rooms, offices, dens, libraries etc.  

Interior Rooms: Media Room

Components of the media room are not tested. Any audio / visual equipment is not tested. 

Walls & Ceiling : Normal Cracks

Settling cracks were observed in a few places. These are normal and typical, but felt it should be noted for this report

Central Vacuum System: Location

Central vacuum system was not part of our inspection and was not tested.  Filter and motor are located in the garage

Speaker System: Not Inspected

A speaker system is present throughout the house which is not part of our inspection.  Questions should be directed to the sellers.

We inspect and comment on flooring type, and wall and ceiling type. i.e. wood, tile, linoleum, carpet etc.  Wall and ceilings would be sheetrock, lathe & plaster etc.

Credit
Comment
10.1.1 - Interior Rooms

Broken Faucet
upstairs bonus room

The fresh water faucet will not shut off and needs repair or replacement. The valve is currently turned off under the sink. 

Pipes Plumbing Contractor
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Comment
10.2.1 - Stairs

Balusters Too Wide

The balusters in the stair handrailsare more than four-inches apart and based on today's building standards are too wide. This was acceptable at the time of construction however and is not required to be altered or changed. If small children are present this area should be used with caution, and you may choose to install additional posts or balusters as a preventative measure.

Contractor Qualified Professional
Credit
Comment
10.5.1 - Doors

Door Lock / Latch
Master Bedroom

Door needs adjusting / repair.  This was very hard to open and close the latch

Contractor Qualified Professional
Credit
Comment
10.5.2 - Doors

Missing Hardware
Downstairs office

A door is missing some hardware and needs correction. There is no hole in the top door jamb for the lock pin at the top of the door to “lock the door”.  

Wrenches Handyman

11 - Fire Safety

Carbon Monoxide Detectors: Functional

Present and functional

Smoke Alarms: Functional

Smoke alarms are functional and meet current state regulations.

Carbon Monoxide Alarms

As of  April 1st, 2011 all homes with a carbon monoxide source, and or an attached garage with a door, ductwork, or a ventilation shaft  leading into the home, will be required to have carbon monoxide alarms. Click here for Oregon Statutes.   Each level of the home that has designated "sleeping areas"  is required to have a CO detector.  CO detectors should be within 15' of bedrooms.  Some homes that have bedrooms at opposite ends of the house may require two detectors for a single story home.

Smoke Alarms

It is required to have an operable and hush button rated smoke alarm on each level of the home that meets current code and is less than 10 years old.  Click here to view the Oregon Statute

Only the readily and accessible smoke alarms are tested and inspected. Those that are located in spaces that are difficult or unsafe to access are therefore not addressed. We always suggest you confirm their operation and retest them on a regular basis. We recommend smoke detectors be present on each level and in each bedroom of the home as a safety preventative measure. If a smoke alarm starts to chirp this is an indication that the battery may need to be replaced. Smoke alarms should be replaced every 10 years. Every 5 years if it's a combination smoke / CO detector. As of April 1, 2011 Carbon monoxide detectors are now required in homes. Even fully electric homes if they have a door to an attached garage, or an opening for a heat duct through the wall or attic that enters the livable area of the home.

Credit
Comment
11.2.1 - Smoke Alarms

No Smoke Alarms In Bedrooms

There are no smoke alarms in one or more of the bedrooms which was not required when this home was constructed.  Regardless, we suggest a smoke alarm in every bedroom as a safety preventative measure.

 

Contractor Qualified Professional

12 - Fireplace - Stoves

Fireplace: Type
Wood Burning
Fireplace: Locations
Living Room
Fireplace: Blower Fan
Not Observed
Chimneys: Type
Metal
Chimneys: Spark Arrestor & Cap

A spark arrestor and cap are present on the chimney

Wood Stove: DEQ EPA Approved

Acceptable and has a viewable DEQ or EPA label indicating it meets current clean air burning requirements.

Wood burning and gas fireplaces are evaluated by viewing only and using normal controls. We do not light gas igniters or wood burning fireplaces or appliances and our inspection does not insure the safe operation or drafting of these units. These should be demonstrated by the seller if you have concerns or questions. There are a wide variety of chimneys, which represent an even wider variety of the interrelated components that comprise them. However, there are three basic types, single-walled metal, pre-fabricated metal ones that are commonly referred to as factory-built ones and masonry. Our inspection of chimneys and their components conforms to industry standards, and is that of a generalist and not a specialist. However, significant areas of chimney flues cannot be adequately viewed during a field inspection. The inner reaches of a flue are relatively inaccessible, and it should not be expected that the distant oblique view from the top or bottom is adequate to fully document damage even with a strong light. Chimney flues need to be periodically cleaned to prevent the possibility of chimney fires. 

Credit
Comment
12.1.1 - Fireplace

Cracked Bricks In Firebox
living room

Cracks of the refractory bricks in the firebox were noted. We suggest they be sealed with the proper heat caulking and replaced if necessary. This condition can pose a potential fire hazard if left unattended.

Fireplace Chimney Repair Contractor

13 - Kitchen

Built In Microwave: Functional

The built in microwave was functional with no adverse conditions noted

Exhaust Fan: Functional

Exhaust fan / downdraft fan - functional

Cabinets & Countertops: Acceptable Condition
Trash Compactor: Functional

The trash compactor was functional

Electric Cooktop: Functional
Dishwasher: Run

Dishwasher was run through a normal cycle with no adverse conditions noted. NOTE:  there are two. One in the upstairs bonus room also

Outlets: GFI Within 6'

Electrical outlets within six feet of the kitchen sink were GFCI protected. Others were not. Based on the age of construction not all kitchen outlets may have been required to be GFCI protected. All outlets in the kitchen did function and no adverse conditions were noted.

We test kitchen appliances for their functionality, and cannot evaluate them for their performance nor for the variety of their settings or cycles. We do not inspect the following items: free-standing refrigerators, built-in toasters, coffee-makers, can-openers, blenders, water-purifiers, barbecues, grills or rotisseries, timers, clocks, thermostats, and or the self-cleaning capability of ovens. It is also important to properly maintain tile grout joints and caulk joints at counter tops and floor coverings that may crack over time to reduce the potential of water intrusion as a preventative

measure

Credit
Comment
13.6.1 - Garbage Disposal

Did Not Work
Kitchen

The garbage disposal did not work using normal controls and will need to be repaired or replaced. I tried to reset it but I still could not get it to work

Contractor Qualified Professional

14 - Bathrooms

Toilets: Functional

The bathroom toilets were functional

Tub - Shower: Functional

Functional with no adverse conditions noted

Sinks: Functional

Sinks we're functional

Exhaust Fans: Functional

The bathroom exhaust fans were functional

Cabinets / Countertops: Acceptable
Outlets: GFCI Protected

Bathroom outlets were functional and GFI protected

Jetted Tub: Functional

Jetted tub was filled and tested and was functional.  

Dry Sauna: Not Inspected
Master Bathroom

Dry sauna’s fall outside the scope of our inspection. Recommend the seller guarantees the sauna is functional or have it demonstrated. 

In accordance with industry standards, we do not leak-test shower pans and or liners that are hidden, which is usually the responsibility of the original installer and typically verified through the city or county building officials at the time of construction. It is also important to properly maintain tile / grout joints and caulk joints at all sinks and floors that may crack over time to reduce the potential of water intrusion. We do test the functionality of the toilets, showers, tubs, and sinks. 

Credit
Comment
14.3.1 - Sinks

Adjust Sink Stopper
Master Bathroom

The mechanical sink stopper will need to be adjusted or replaced to engage. 
 

Wrench DIY

15 - Laundry

Dryer Duct: Termination Point Not Observed

Termination point for the dryer duct was not observed. 

Cabinets / Countertops: Acceptable
Sink: Functional
Location: Downstairs

Washer and dryer hookups are downstairs

Washer / Dryer: Not Present

Washer & Dryer were not present

Exhaust Fan: No Fan

An exhaust fan is not present in thelaundry room. It is not required.

Sinks, fans and electrical outlets are tested. Operation of the washer / dryer are not conducted. Viewing behind the washer / dryer may be limited. 220 volt receptacles are not tested.

16 - Crawlspace

Access Location: Location
Master Closet
Interior Foundation Walls: Observation

Acceptable where viewable.

Vapor Barrier: Observation

A vapor barrier is present

Insulation: Type
Fiberglass Batts, R25
Waste Lines: Acceptable
Heat Ducts: Acceptable
Method of Inspection
Entered the crawlspace
Viewed From A Distance

Some areas were viewed from a distance due to plumbing, heat ducts and tight framing.

Potable Water Lines: Concealed

Potable water lines were properly concealed in the floor insulation. This obviously limits our viewing of the water lines. However; since no leaks were observed, our conclusion is that the lines are in acceptable condition.

Entry and the viewing of under floor crawlspaces, and basements can be limited or is not conducted when access is obstructed or restricted with less than 24" clearance or entry can damage any property, or if dangerous or adverse conditions exist or are suspected, which fall under the Standards and Practices and Standards of Behavior, Division 8 of OAR Chapter 812, and NAHI Standards of practice as a guideline. Some areas may have limited viewing due to floor insulation that is not removed during the inspection process, heating ducts and plumbing pipes that also may be present.

Credit
Comment
16.8.1 - Debris

Debris In Crawlspace
By the access hatch

Debris hasbeen left in the crawlspace. Itshould be removed as a preventative measure for pest infestation and or wood rot that can occur over time.

Wrench DIY

17 - Garage

Type of Garage
Attached, 3 car
Lights: Functional
Garage Doors: Trip Beam

Electronic trip beam was functional. Only one door, the double door, has a trip beam and a garage door opener installed 

Garage Doors: Pressure Test

The garage door(s) reversed under reasonable pressure. "Reasonable" pressure is a term used at the discretion of the inspector, and you may deem it to be acceptable, or you may wish to adjust the settings.

Garage Doors: No Automatic Opener

No automatic opener is present on the single garage door, although it IS wired for one

Walls / Ceiling / Floor: Normal Wear & Tear

Normal wear and tear on the sheet rock walls in the garage for this age of a home was observed

Outlets : GFI Protection

Garage outlets were functional and GFI protected (unless otherwise noted i.e. a 20 amp dedicated freezer plug)

Garages are typically used for parking and or storage and the viewing of walls, floors, ceilings, cold joints of the concrete slab at the perimeter may be limited. We review the operation of the man doors, windows, attic and garage doors and the automatic opener if present. Man doors that enter the home from the garage should either be 20 minute fire rating and should not have a pet door present, which reduces the effectiveness of the doors fire rating. 

Credit
Comment
17.4.1 - Outlets

Not GFI Protected

Outlets near the electrical panels in the garage are not GFCI protected.  All others are. These may have been added after the Home was completed.  Outlets in the garage should be GFCI protected based on the age of the house

Electric Electrical Contractor
Credit
Comment
17.6.1 - Pull Down Ladder

Pull Down Ladder

A pull down ladder is present in the garage. Suggest it be covered in metal or some other fire retardant material as a protective measure. It may not be required, but is recommended.

Contractor Qualified Professional

18 - Pests & Dry Rot

Wood Destroying Insects: None Observed

No wood destroying insects were observed where viewable.

Wood Rot: None Noted

No wood rot was observed

Pest & Dry Rot Explained
Scope

This report is indicative of the condition of the identified structure(s) on the date of inspection and is not to be construed as a guarantee or warranty against latent, concealed, or future infestations or defects. It is based on a careful visual (non intrusive) inspection of the readily accessible and viewable areas of the structure(s) inspected: 
 

Our inspection process covers areas of the structure that are susceptible to wood destroying insects, and wood damage caused by those insects, water, or other causes. This information is based only on the readily accessible and visible areas of the structure at the time of the inspection. No invasive inspection is conducted. We do not guarantee that any wood destroying insect infestation and or damage disclosed by a visual inspection of the premises, as noted, represents all of the wood destroying insect infestation or damage that may exist at the time of this inspection. We recommend you contact a company so licensed to perform this type of work for a more comprehensive report. This inspection did not include the removal of any objects including, but not limited to: moldings, floor coverings, wall coverings, siding, ceilings, insulation, floors, furniture, appliances, and or personal possessions, nor were areas inspected which were obstructed and or inaccessible for physical access. Due to the insidious habits of all wood destroying organisms, the possible infestation or damage by wood destroying organisms could become visible at any time subsequent to this inspection. This can lead to future potential problems if not addressed in the early stages. This report is not a guarantee or warranty as to the absence of wood destroying insects nor is it a report as to structural integrity.