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1234 Main St.
Eagle CO 81631
03/20/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
224
Items Inspected
11
Maintenance item
21
Deficiency/further evaluation
1
Safety hazard

Thank you for allowing Tiger Home Inspections to be part of your real estate transaction. We appreciate the opportunity to be of service to you. This inspection report conforms to the Standards of Practice of the International National Association of Certified Home Inspectors(interNACHI). You can download the Standards of Practice at www.nachi.org/sop.   The scope of this inspection is to report the general condition of the portions of the major components of the property and to inform the client of major visible deficiencies as they exist on the date of the inspection. The inspection report is not a code compliance review or permit verification. Please refer to the Inspection Agreement for complete information about the scope and limitations of this report. It is the goal of the inspection to put a home buyer in a better position to make buying decision.The inspection report is based on a visual inspection of the property identified below. The inspection report is for your use only. It is not transferable or assignable. No other party is entitled to rely on this report. The components not described in this reports were not located, not inspected, or they are not present in this particular property. The scope of this inspection does not include environmental concerns such a lead paint, mold, radon in the air, radon in the water, asbestos, air quality etc. You are encouraged to contract additional inspections for these concerns. Please refer to the Inspection Agreement for a full explanation of the scope of this inspection.  Tiger may use Infrared imaging technology (IR) while performing your inspection.  If the additional paid IR service was contracted through Tiger, please refer to the executed agreement addendum.  If the additional paid IR service was not contracted through Tiger, the inspector may use the IR technology to help further investigate an area of concern that was found during the normal visual inspection, however, IR technology will not be used in any other way during the inspection.

1 - General

General: Client present
No
General: Others Present
Realtor
General: Property occupied
Furniture or stored items were present
General: Weather
Sunny
General: Temperature
80's
General: Type of property
Duplex
Your Inspector: Inspector
Dave Metzler. 970-376-1748. davem.tiger@gmail.com
General: General Disclaimers

Interiors:  Hairline cracks are not unusual on interior walls and ceiling surfaces, due to minor shrinkage and settlement.  Fog or condensation between insulated glass panes is an indication of broken thermal seal. Due to the nature of the defect this situation may not always be detected. Inspector cannot predict the lifespan of the thermal seals.  This inspection only reports structural or mechanical defects. Cosmetic blemishes on floors, floor coverings, walls, doors, cabinets, and trims are not reported.

Bathrooms: Hairline cracks are not unusual on interior wall and ceiling surfaces, due to minor shrinkage and settlement.  Small cracks in grouting of floor and wall tiles are commonly due to normal shrinkage. Re-grouting of these cracks is a maintenance responsibility of the home owner during the life of the home. Lack of maintenance will cause water penetration, lifting of tiles and deterioration of flooring, plaster, drywall and structural members around tubs and showers. Subfloor, sheetrock or plaster behind tile is not accessible.  The inspection is not able to evaluate condition of the underlying surfaces and structures (walls, subfloor, etc.). Destructive probing may discover further damage or deficiencies.  Termination of fan ducts may not be able to be determined.  If a visible issue exists it will be noted in this report.  This inspection only reports structural or mechanical defects. Cosmetic blemishes on floors, floor coverings, walls, ceiling, and cabinets are not reported.

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.   Per InterNACHI SOP's, only a representative sample or readily acccessible items will be checked.  This includes but is not limited to electrical outlets, windows, doors, lighting, walls, floors or any other item or component that is part of the structure.


2 - Grounds

Soils / Drainage / Landscaping: Site Profile
Level
Driveway: Condition
Repairs needed
Driveway: Material
Poured in place concrete
Walkways: Condition
Satisfactory
Walkways: Material
Stones
Patio(s): Condition
Appeared serviceable
Patio(s): Patio Material
Stone
General: 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,: pergolas and retractable awnings. Any comments made regarding these items are as a courtesy only.

Credit
Comment
2.2.1 - Soils / Drainage / Landscaping

Vegetation touching roof/siding.

Cut back trees and branches that are in contact with the roof or siding.  This can cause damage by rubbing and by trapping moisture.  

Yard scissors Landscaping Contractor
Credit
Comment
2.3.1 - Driveway

Driveways - Need Repair

Cracks, holes, settlement, heaving, spalling and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary. Reseal cracks as needed.

Contractor Qualified Professional

3 - Roof

General: Method of inspection
Viewed from ground
General: Roof type
Gable
Roof surface condition: Condition
Minor repairs needed, Spot repairs recommended
Roof surface condition: Layers
One
Flashings: Condition of exposed flashings
Satisfactory
Heat tape: Heat tape installed
Yes
Gutters / Downspouts / Extensions: Condition
Satisfactory
Soffits and facia: Condition
Satisfactory
General: Roof surface material
Wood shakes or shingles
General: General Disclaimer

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, inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

Heat tape: Not turned on

Heat was not turned on.  Inspector does not turn on components that are shut down. Noted but not inspected.  May be the wrong time of year or the owners have not turned it on for the season.

Heat tapes were installed at the lower edges of one or more roof sections. Heat tapes are electrically heated wires that are installed to prevent ice dams, and may be an indication that ice dams have been a problem previously. Ice dams form when snow melting on a warm roof refreezes at the cold, lower-roof edges. Resultant leaks often cause damage to the structure. For example, water-stained ceilings, loosened roof shingles, sagging and ice-filled gutters, peeling paint, and damaged drywall or plaster. Snow melting on the roof is usually caused by a warm attic, which in turn is caused by substandard ceiling insulation, a substandard air seal between living spaces and the attic or roof structure, and/or substandard ventilation in the attic or roof structure. Please note any other comments in this report regarding substandard attic or roof structure insulation or ventilation. Monitor the roof surface after snow falls and during subfreezing temperatures. If ice dams form, then recommend that a qualified contractor repair as necessary.

For more information, visit:

ICEDAM

Gutters / Downspouts / Extensions: Disclaimer

Disclaimer: System may not work well during the winter season without a heat tape. Performance of the system is out of scope of this inspection.  System may leak and joints may need to be sealed. Gutters are inspected visually only.

Credit
Comment
3.2.1 - Roof surface condition

Debris

Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result.  Recommend cleaning debris from the roof surface now and as necessary in the future.

Tools Handyman/DIY
Credit
Comment
3.2.2 - Roof surface condition

Wood Shakes - Repair

Some wood shakes or shingles were worn / split / curling or deteriorated. Leaks can occur as a result. Recommend that a qualified contractor repair as necessary. For example, by replacing or fastening shakes or shingles, or installing flashing.

Roof Roofing Professional
Credit
Comment
3.2.3 - Roof surface condition

Missing
Back/Rear

There is at least one missing shingle noted that needs to be replaced

Roof Roofing Professional

4 - Foundation and Exterior

Foundation: Condition
Satisfactory
Foundation: Type
Finished basement, Crawl space
Foundation: Footing material
Poured in place concrete
Siding / Trim: Wall Covering
Stucco, Stone or faux stone veneer
Siding / Trim: Wall cover condition
Minor repairs are needed
Siding / Trim: Wall structure
Wood frame
Exterior Outlets and Lighting: Condition of Outlets
All outlets were GFCI protected and working properly
Exterior Outlets and Lighting: Condition of lighting
All accessible lights were operational
Exterior Faucets: Condition
Satisfactory
Foundation: Material
Poured in place concrete
Window Wells: Condition
Satisfactory
General: Disclaimer

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.

Foundation: General Disclaimer

Only visible and accessible sections of the foundation were inspected.  Hairline cracks are typical for masonry type products, usually due to shrinkage of the materials.

Window Wells: Unable confirm drainage

Inspector is unable to determine if there is adequate drainage or if the installed drainage system will work properly.

Credit
Comment
4.3.1 - Siding / Trim

Brick, Stone Veneer - Cracks, deterioration
Left side

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 mold, fungal growth and structural damage. Reseal where needed. Only noted in a few areas. 

Tools Handyman/DIY
Credit
Comment
4.3.2 - Siding / Trim

Loose stones or brick
Back/Rear

Loose stones or brick were noted. Recommend re-securing where needed. 

Contractor Qualified Professional
Credit
Comment
4.3.3 - Siding / Trim

Previous repair

There appears to be a previous repair done to the stucco on the left side. Consult seller about previous repairs.  

5 - Crawl Space

Access: Inspection method
Entered
Floor Substructure: Condition
Satisfactory
Floor Substructure: Pier or Post Material
Wood
Floor Substructure: Beam Material
Solid wood
Floor Substructure: Floor joists
Solid wood joists
Floor Substructure: Subfloor
Plywood
Insulation: Insulation Material
Fiberglass roll or batt
Sill : Condition
Visible areas appear to be satisfactory
Sill : Foundation Bolts
Not visible
Vapor Barrier: Vapor barrier present?
Yes
Ventilation: Condition
No vents were observed
Ventilation: Type
Not determined
Insulation: Condition
Satisfactory
Vapor Barrier: Condition
Satisfactory
General: Limitations

Structural components such as joists , sill plates and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.  If structural deficiencies are noted in this report, contact a structural engineer to specify the best method of repair.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas 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 attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity. 

Crawl spaces in less than 3 ft of clearance are not entered/inspected.

Credit
Comment
5.8.1 - Evidence of water entry

Past, stains or efflorescence

Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. There is a hole in the sill area that has been blocked off by a piece of metal. Consult seller about this.  Accumulated water is a conducive condition for mold growth and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. 

Contractor Qualified Professional

6 - Basement

General: Percentage of basement that is finished
Nearly all

Finished areas will be described in the room by room section of the report.

General: Limitations

Structural components such as joists , sill plates and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.  If structural deficiencies are noted in this report, contact a structural engineer to specify the best method of repair.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Complete access to all basement areas 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.


General: Finished basement

The areas of the finished basement are noted in the room by room section of the report.  

7 - Attic & Roof Structure

Access: Condition
Satisfactory, Too small
Access: Type of Access
Ceiling scuttle hole
Access: Method
Viewed from Hatch, Unable to enter
Roof Structure: Roof structure type
Rafters
Insulation: Type
Fiberglass roll or batt
Roof Structure: Condition
Satisfactory
Insulation: Insulation condition
Satisfactory
General: General Disclaimer

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.

Credit
Comment
7.2.1 - Access

<22x30"

One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Recommend that a qualified person modify attic access points per standard building practices. Noted in upper level closet ceiling. 

Contractor Qualified Professional

8 - Garage or Carport

General: Type
Attached
Attached Garage-House Door: Condition
Satisfactory
Attached Garage-House Door: Type
Solid core
Vehicle Door: Condition
Satisfactory
Vehicle Door: Type
Sectional
Vehicle Door: # of Doors
2
Automatic Opener: Condition
Satisfactory
Automatic Opener: Photoelectric auto-reverse operable
Yes
Outlets and Lighting: Condition
Satisfactory - All outlets and lights were operational
Floor: Condition
Satisfactory
Interior/Walls/Ceilings: Condition
Satisfactory
Outlets and Lighting: Only readily accessible outlets were checked.
Floor: Stored items

Due to stored items on the garage floor, the inspector was unable to determine the condition of portions of the floor that are not visible.

Credit
Comment
8.7.1 - Interior/Walls/Ceilings

Painting or evidence of repair present.

Consult seller about previous repair 

9 - Plumbing

General: Water Source
Public
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Main water line supply material
Copper
Drain, Waste, & Vent Systems: Type
Public sewer
Drain, Waste, & Vent Systems: Visible waste line materials
ABS
Laundry: Condition
Satisfacory
Laundry: Present at the property
Both washer and dryer are present
Laundry: Washer hook ups
Not visible
Laundry: Dryer Hook up
Not visible
Laundry: Dryer duct termination
Exterior
Irrigation: Irrigation system
Public
Main Water Shut-off Device: Location
Basement
General: Filters and softeners
None

Water filters and softeners are noted for their presence only.  We do not determine the need for these components.  We cannot inspect the functionality of these components.  Regular maintenance of filters and softeners is required.  Recommend following all manufacturer's specifications for repairs and maintenance.  

Irrigation: Yes - Not inspected

The installed irrigation system is beyond the scope of the inspection and is not inspected. 

General: General Disclaimer

Gas and/ or propane pipes and valves (if present at the property) are not inspected. Out of scope of this inspection.  Some small plumbing leaks are very difficult to discover during the inspection of a vacant property. Small leaks sometimes do not surface during limited time frame of the inspection.  Main water shut offs, individual fixture shut offs, and other valves are not tested.  Only visible and accessible sections of the supply plumbing system were inspected.  Floor drains are not flood tested. Only visible and accessible sections of the waste plumbing system were inspected.  The inspector will run water for at least 30 (combined) minutes through the waste plumbing system. We use clear water only. Problems may surface when the solid waste is introduced to the system. The plumbing outside of the foundation or not visible cannot be inspected with this type of inspection. Sewer camera inspection can determine the condition of the main sewer line.If there is a water storage tank(s) installed, Inspection of the interior of the storage tank is beyond the scope of the home inspection. Storage tanks are not opened due to contamination concerns.  We cannot determine the condition of the interior of the water storage tank.  Regular maintenance of the storage tank is recommended.  We cannot determine the reason for the storage tank i.e., we cannot determine if the well is a low producing well and could not keep up with normal household use on it's own. Contact a qualified contractor for inspection and maintenance tips.

Laundry: General Disclaimer

InterNACHI SOP's do not require the inspector to inspect non-permanent components of the house such as a clothes washer and dryer. Tiger is providing this inspection as an additional courtesy to our clients.  If present at the property, washers and dryers are run through a basic cycle. Functionality, settings, cycles, interior components and all other options are not part of this basic inspection.  It is  a good idea to install a washer pan  to prevent damage caused by an overflowing washer or a leak.  The interior of the dryer exhaust ducts are not accessible for visual inspection.  Not inspected.  Dryer exhaust ducts should be disconnected and inspected and cleaned annually.  Check with owner to determine when the ducts were last cleaned.


Credit
Comment
9.4.1 - Drain, Waste, & Vent Systems

Ducting material around a plumbing joint

For some reason, there is some flex ducting material around one of the waste plumbing joints in the crawl space.  No leaks were observed.  Consult seller if they know why it’s there or have it looked at and removed by a licensed plumber. 

Pipes Plumbing Contractor

10 - Water Heater

General: Condition
Near at or beyond service life
General: Energy source
Boiler
General: Manufacturer
Super Stor
General: Capacity
80
General: Location
Utility room
General: Estimated Age
Older than 12 years
Exposed Tank Condition: Condition
Warning signs were noted
Water heater shut off valve: Condition
Satisfactory - Present
TPR Valve: Condition
Present
TPR Drain Line: Condition
Satisfactory
Temp: Condition
Good - Within the recommended range of 115-120 degrees
General: General Disclaimer

Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water re circulation 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.  Recommend flushing & servicing your water heater tank annually for optimal performance. The average service life for a water heater is 8-12 years. Inspector cannot predict the remaining life. Hot water heater tanks are known for failure. Inside of flue pipes cannot be inspected. Hot water circulating pumps are not tested, not inspected.

TPR Valve: TPR valve disclaimer

The inspector will note whether the TPR valve is installed or not.  Functionality of the TPR valve is not inspected.  We cannot guarantee that the TPR valve will work properly if needed.

Credit
Comment
10.1.1 - General

Lifespan (8-12 yrs) - Older

The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near / at / beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

Pipes Plumbing Contractor
Credit
Comment
10.2.1 - Exposed Tank Condition

Tank Damage

Tank damage was noted, but the tank is functional and not leaking at this time. The outer jacket is separated. Monitor

Credit
Comment
10.5.1 - TPR Valve

Leaking

The temperature-pressure relief valve was leaking. Recommend that a qualified plumber repair as necessary. 
Pipes Plumbing Contractor

11 - Electric

Service: Type
Underground
Service: Number of conductors
2
Service: Voltage
120-240
Service: Amperage
200
Service: Protection
Breakers
Service: Main disconnect rating
200
Main distribution panel : Panel cover removed
Yes
Main distribution panel : Location of main disconnect
Outside at the service entry panel/meter
Wiring: Condition
Satisfactory
Wiring: Branch circuit wiring type
Copper
Wiring: Solid strand aluminum wiring present
None visible
Receptacles: Condition
At least one outlet needs repair or replacement
Junction Boxes: Condition
None were located to report on
Smoke and CO alarms: Carbon Monoxide alarms installed
Yes
Smoke and CO alarms: Smoke alarms installed
Yes
Doorbell: Not working
Service: Condition
Satisfactory
Main distribution panel : Main distribution panel location
Garage
Service: System ground
Not determined, Wire is going into the ground-termination not determined

Verifying continuity of effectiveness of the ground is beyond the scope of the inspection.

Main distribution panel : Main distribution panel condition
Satisfactory
General: General Disclaimer

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 120 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.

Receptacles: General Disclaimer

Only accessible outlets are checked.  GFCI's are tested using a GFCI outlet tester.  Although they may work at the time of inspection, future performance is not guaranteed.  GFCI outlets should be tested on a regular basis to ensure they will trip properly when needed.  AFCI are tested at the breaker with the manual trip button.  The outlet are not tested with an AFCI tester. Future performance is guaranteed and they should be checked regularly to ensure they will trip properly when needed.

Junction Boxes: General Disclaimer

Only accessible junction boxes are inspected. J boxes can be hidden or obscured from view.  These boxes are not inspected.

Smoke and CO alarms: General Disclaimer

The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. For home buyers, batteries in smoke alarms should be changed when taking occupancy. Batteries should be replaced annually in the future. Carbon monoxide alarms should be installed in the vicinity of sleeping areas and on each level. Colorado law requires that homeowners and owners of rental property install carbon monoxide alarms within 15 feet of bedrooms (or other room lawfully used for sleeping purposes) in every home that is heated with fossil fuel, has a fuel-fired appliance, has a fireplace, or has an attached garage.  Check with current Colorado law for any changes or updates. For more information, visit:

SMKALRM

COALRM

Credit
Comment
11.3.1 - Main distribution panel

Missing screws

Install missing screw(s).

Contractor Qualified Professional
Credit
Comment
11.3.2 - Main distribution panel

Double tap

One circuit breakers in panel is "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:

DBLTAP

Electric Electrical Contractor
Credit
Comment
11.5.1 - Receptacles

Scorch marks
Utility room

Outlet has scorch marks. The outlet tester shows it is wired correctly. May be from something that was plugged in wrong or may be a wiring issue

Electric Electrical Contractor
Credit
Comment
11.8.1 - Doorbell

Not working

Doorbell does not function.  Repair or replacement is needed.

Contractor Qualified Professional

12 - Heating, Ventilation and Air Condition (HVAC)

Heating: Distribution Type
Pipes in-floor, Hydronic baseboard radiators, In-floor electric heat
Heating: Approximate Age:
Unable to determine, Not marked, Older
Thermostat Controls: Condition
Satisfactory
Electric Heat : Condition
Satisfactory
Electric Heat : Type
Baseboard, In-floor
Hydronic : Boiler type
Cast iron
Hydronic : Boiler Condition
Satisfactory
Hydronic : Fuel Type
Natural gas
Burners (furnace or boiler): Condition
Satisfactory
Flues: Condition
Visible areas appear satisfactory
Combustion Air: Type
Intake duct
Last time inspected: Recommend servicing
Emergency shut off switch: Location
Satisfactory - Near the heating unit
Heating: Heating Type
Hydronic heating system
Heating: General disclaimer
Disclaimers apply to privately owned heating units and not to common heating systems maintanined by an HOA.  It is suggested that you obtain a major service policy for the heating unit from a dealer or a contractor which should include annual servicing, efficiency testing, warranty and emergency service. Suggest contacting servicing company, during your inspection period, for history of the unit and condition of inaccessible parts. 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 cracks or leaks. Major disassembly by a heating contractor is required to check heat exchangers. 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).  Exterior snow melt systems are not inspected if they are shut down or weather conditions do not permit the testing of such systems.  Relief valves, valves, gauges, switches and other safety devices cannot be tested. They may be listed on the report to denote that they were observed in place on the system. Radiant heat in slabs, floors and ceilings is not accessible. Contact a radiant heat contractor to determine efficiency levels of system(s). We are not able to determine if the rooms will be properly heated and the amount of heat coming from the system.  Check levels of anti-freeze (Glycol) in the system. Install, if not present, and maintain as needed. Checking glycol and water levels of a boiler are beyond the scope of the inspection.  They are not checked.  
Heating: Approximate lifespan

The report is commenting on the condition of the heating/cooling unit on the day of the inspection.  Most heating/cooling systems have an approximate lifespan of 15-20 years.  If properly maintained, heating/cooling system may last longer than their intended lifespan.  Inspector cannot predict the remaining lifespan of any heating/cooling system.  Weather and other factors may prohibit the full evaluation or operation of a heating/cooling system.

Credit
Comment
12.5.1 - Hydronic

TPR valve Leaking

The boiler's temperature-pressure relief valve was leaking. This can be due to excessive pressure in the system, or a defective valve. Recommend that a qualified heating contractor or plumber evaluate and repair as necessary.
Contractor Qualified Professional
Credit
Comment
12.5.2 - Hydronic

Leaks

Leaks were found in one or more distribution system pipes / valves / fittings. Recommend that a qualified heating contractor or plumber evaluate and repair as necessary.
Th Heating and Cooling Contractor
Credit
Comment
12.5.3 - Hydronic

PB

Radiant heat pipes were made from polybutylene material. This material can be prone to fail without warning, causing damage to the home structure. Recommend a qualified plumber/heating contractor further evaluate and/or replace pipes and fittings with an approved material. You can read more about polybutylene piping here and here

Th Heating and Cooling Contractor
Credit
Comment
12.9.1 - Last time inspected

No signs of servicing or recent servicing.

No service records or current service records were visible.  Recommend servicing of the heating unit now and annually.  Regular servicing of the heating unit will help prolong the life span and the efficiency of the unit and help ensure that safe operating conditions exist.

Th Heating and Cooling Contractor

13 - Fireplaces, Stoves, Chimneys and Flues

General: Type
Gas fireplace
Chimney & Flues: Condition
Appeared serviceable
Chimney & Flues: Gas-fired flue type
Not determined
Gas Fireplace: Condition
Satisfactory
General: General Comments/Disclaimer

The following items are not included in this inspection: coal stoves, gas logs, pellet stoves, 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.

14 - Kitchen and appliances

Counters: Condition
Appeared serviceable
Cabinets: Condition
Appeared serviceable
Floors: Condition
Appeared serviceable
Windows: Condition
Satisfactory
Sinks: Condition
Appeared serviceable
Electrical outlets: Condition
Needs repair or replacement
Under-Sink Food Disposal: Condition
Appeared Serviceable
Dishwasher: Condition
Appeared serviceable, Required repair or replacement
Range/Cooktop/Oven: Condition
Appeared serviceable
Ventilation: Type
Range Hood, Vented to the exterior
Ventilation: Condition
Satisfactory
Microwave: Condition
Appeared serviceable
General: 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. 
Range/Cooktop/Oven: Fuel Type
Natural gas
Refrigerator: Condition
Appeared serviceable
Windows: Thermal seals

Fog or condensation between insulated glass panes is an indication of broken thermal seal. Due to the nature of the defect this situation may not always be detected. Inspector cannot predict the lifespan of the thermal seals.

Credit
Comment
14.7.1 - Electrical outlets

Missing cover plate

Replace missing cover plate

Tools Handyman/DIY
Credit
Comment
14.9.1 - Dishwasher

Not fastened to the cabinet.

The dishwasher was not fastened to the cabinet. Recommend fastening to cabinet for safety reasons. 

Credit
Comment
14.9.2 - Dishwasher

Not level

Contractor Qualified Professional

15 - Living Room and/or Dining Room

Location: Location
1st Floor
Ceiling/Walls: Condition
Appears servicable
Windows: Condition
Appears servicable
Floor: Condition
Appears serviceable
Doors: Condition
Appears serviceable
Stairs/Handrails/Guardrails: Condition
Appeared serviceable
Closet: Condition
Appears serviceable
Lights: Appears serviceable
Accessible Electrical Outlets: Appears serviceable
Electrical switches: Appears serviceable
Windows: Thermal seals

Fog or condensation between insulated glass panes is an indication of broken thermal seal. Due to the nature of the defect this situation may not always be detected. Inspector cannot predict the lifespan of the thermal seals.

Floor: Limited visibility

Due to floor covering and/ or furnishings, the entire floor is not fully inspected. The inspector is not able to inspect and determine the condition of the subfloor.

Credit
Comment
15.9.1 - Accessible Electrical Outlets

Missing cover plate

Replace missing cover plate

Tools Handyman/DIY

16 - Bedroom

Location: Location
1st Floor Left side Master Bedroom
Ceiling/Walls: Condition
Satisfactory
Windows: Condition
Need repairs
Floor: Condition
Satisfactory
Doors: Condition
Satisfactory
Closet: Condition
Satisfactory
Ceiling fan: Condition
Satisfactory
Lights: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Condition
Satisfactory
Windows: Thermal seals

Fog or condensation between insulated glass panes is an indication of broken thermal seal. Due to the nature of the defect this situation may not always be detected. Inspector cannot predict the lifespan of the thermal seals.

Credit
Comment
16.3.1 - Windows

Stuck shut/difficult to operate

One or more windows that were designed to open and close werestuck shut / difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily. Window would not crank closed all the way by itself appears to be a little warped 

Window Window Repair and Installation Contractor

17 - Bedroom 2

Location: Location
2nd Floor Left side
Ceiling/Walls: Condition
Satisfactory
Windows: Condition
Satisfactory
Floor: Condition
Satisfactory
Doors: Condition
Satisfactory
Closet: Condition
Satisfactory, Needs repair
Ceiling fan: Condition
Satisfactory
Lights: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Condition
Satisfactory
Credit
Comment
17.6.1 - Closet

Latch

The door to the closet does not latch properly. Adjustment to the strike plate is needed

Tools Handyman/DIY

18 - Bedroom 3

Location: Location
2nd Floor Right side
Ceiling/Walls: Condition
Satisfactory
Windows: Condition
Satisfactory
Floor: Condition
Satisfactory
Doors: Condition
Satisfactory
Closet: Condition
Satisfactory
Ceiling fan: Condition
Satisfactory
Lights: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Condition
Satisfactory

19 - Bedroom 4

Location: Location
Lower level
Ceiling/Walls: Condition
Satisfactory
Windows: Condition
Satisfactory
Floor: Condition
Satisfactory
Doors: Condition
Satisfactory
Closet: Condition
Satisfactory
Lights: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Condition
Satisfactory
Credit
Comment
19.6.1 - Closet

Missing door tracks

The bottom door tracks are missing or damaged, allowing the sliding doors to swing freely.

Wrench DIY

20 - Other Interior Room

Location: Room Use
Lower level
Family Room
Ceiling/Walls: Condition
Satisfactory
Windows: Condition
Satisfactory
Floor: Condition
Satisfactory
Doors: Condition
Satisfactory
Closet: Condition
Satisfactory
Lights: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Condition
Satisfactory
Windows: Thermal seals

Fog or condensation between insulated glass panes is an indication of broken thermal seal. Due to the nature of the defect this situation may not always be detected. Inspector cannot predict the lifespan of the thermal seals.

21 - Bathroom

Location: Location
1st Floor. Near garage entry
Vanity cabinet/counter top: Condition
Satisfactory
Faucet and supply lines: Condition
Satisfactory
Sink and Drain: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Appears serviceable.
Toilet: Condition
Needs repair
Vent fan: Condition
Fan operates as intended. The amount of air draw is not determined.
Ceiling/Walls: Condition
Satisfactory
Floor: Condition
Satisfactory
Doors: Condition
Satisfactory
Lights: Condition
Satisfactory
Credit
Comment
21.7.1 - Toilet

Loose base

The toilet is not secure to the floor, allowing it to wobble and possibly leak. Needs to be re-secured. No leaks visible during the inspection.

Pipes Plumbing Contractor

22 - Hot Tub

General: Not inspected. Not contracted to inspect hot tub. Inspector saw a recent maintenance form left at property.

23 - Bathroom 2

Location: Location
Master Bathroom
Vanity cabinet/counter top: Condition
Satisfactory
Faucet and supply lines: Condition
Satisfactory
Sink and Drain: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Appears serviceable.
Tub/shower: Condition
Satisfactory
Tub/shower walls: Condition
Satisfactory
Tub/shower drainage: Condition
Appears to drain properly
Jetted Tub: GFCI location
Not located
Toilet: Condition
Appears serviceable with no visible leaks
Vent fan: Condition
Fan operates as intended. The amount of air draw is not determined.
Ceiling/Walls: Condition
Satisfactory
Floor: Condition
Satisfactory
Windows: Condition
Needs repair/replacement
Doors: Condition
Satisfactory
Lights: Condition
Satisfactory
Jetted Tub: Condition
Appears serviceable - There is a spa tub installed. The tub was filled with water, the jets were activated
Jetted Tub: No access

Access panel was not located. Not able to inspect tub plumbing, motor and electrical connections.

Credit
Comment
23.10.1 - Jetted Tub

No GFCI

There was no GFCI protection located for the electrical circuit for the jetted tub.  There was no access to the electrical connections.  No GFCI was located in the bathroom or electric panel.  Recommend having this checked by a licensed electrician. 

Electric Electrical Contractor
Credit
Comment
23.15.1 - Windows

Lock mechanisms

Lock mechanisms on one or more windows were loose / missing / damaged / inoperable / difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.
Contractor Qualified Professional

24 - Bathroom 3

Location: Location
2nd Floor Left side
Vanity cabinet/counter top: Condition
Satisfactory
Faucet and supply lines: Condition
Satisfactory
Sink and Drain: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Appears serviceable.
Tub/shower: Condition
Satisfactory
Tub/shower walls: Condition
Satisfactory
Tub/shower drainage: Condition
Appears to drain properly
Toilet: Condition
Appears serviceable with no visible leaks
Vent fan: Condition
Fan operates as intended. The amount of air draw is not determined.
Ceiling/Walls: Condition
Satisfactory
Floor: Condition
Satisfactory
Doors: Condition
Satisfactory
Lights: Condition
Satisfactory

25 - Bathroom 4

Location: Location
2nd Floor Left side
Vanity cabinet/counter top: Condition
Satisfactory
Faucet and supply lines: Condition
Satisfactory
Sink and Drain: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Appears serviceable.
Tub/shower: Condition
Satisfactory
Tub/shower walls: Condition
Satisfactory
Tub/shower drainage: Condition
Appears to drain properly
Toilet: Condition
Appears serviceable with no visible leaks
Vent fan: Condition
Fan operates as intended. The amount of air draw is not determined.
Ceiling/Walls: Condition
Satisfactory
Floor: Condition
Satisfactory
Windows: Condition
Satisfactory
Doors: Condition
Satisfactory
Lights: Condition
Satisfactory

26 - Bathroom 5

Location: Location
Lower level
Vanity cabinet/counter top: Condition
Satisfactory
Faucet and supply lines: Condition
Satisfactory
Sink and Drain: Condition
Satisfactory
Accessible Electrical Outlets: Condition
Satisfactory
Electrical switches: Appears serviceable.
Tub/shower: Condition
Satisfactory
Tub/shower walls: Condition
Satisfactory
Tub/shower drainage: Condition
Appears to drain properly
Toilet: Condition
Appears serviceable with no visible leaks
Vent fan: Condition
Fan operates as intended. The amount of air draw is not determined.
Ceiling/Walls: Condition
Satisfactory
Floor: Condition
Satisfactory
Doors: Condition
Satisfactory
Lights: Condition
Satisfactory

27 - Environmental / Other items

Radon: Radon Mitigation System Installed?
Yes. There is a radon mitigation system installed.This report excludes the function of this system
Mold: Disclaimer:

Disclaimer: This inspection does not include testing for mold presence,type or toxicity. If you are concerned about mold, further testing and inspecting by the specialized industrial hygienist is recommended to determine if  mold is present, and if it is present, then the type of the mold and toxicity level. A serious health hazard may exist from what appears as a simple mold. Certain molds have been recorded as having various levels of toxicity and known to produce respiratory and neural conditions of various intensities. See our Inspection Agreement.

Mold CDC

Mold EPA

Asbestos: Mid-1980s and older, lead, asbestos warning

Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:

EPA 

CPSC

CDC

Insects, Rodents, Animals: Disclaimer:

This inspection does not include testing or inspecting for any wood-destroying insects, insects, rodents, birds, and any other animals. We performed visible inspection of the readily available areas and no areas covered by any materials such as wallboard, insulation, furniture, or stored items were included.

Radon: What is Radon?

Radon is a cancer-causing radioactive gas. You cannot see, smell or taste radon, but it may be a problem in your home. The EPA has warned that radon is the second leading cause of lung cancer in the United States today. To learn more about radon, visit Radon in Colorado

28 - Infrared Thermography Photos

IR Photos: Photos

Miscellaneous Infrared photos.  No issues noted, just informational.  Infared thermography was employed to evaluate the house systems and appliances and to look for relative differences in surface temperatures of materials that might indicate an area affected (cooled) by moisture intrusion. No indications of any material defects or moisture intrusion were observed. This represents the conditions on the day of the inspection. Some areas that have been wet may not be on the day of the inspection. No material defects or anomalies representing potential water intrusion were detected. Darker or cooler areas might demonstrate thermal bridging, in which cooler framing members of the structure stand out against warmer areas of the wall. Also areas with missing or poorly installed insulation might be apparent. Attached here is a representative sample of the photos taken during the course of today's inspection.