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1234 Main St.
Silverthorne, CO 80498
08/20/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
13
Easy fix
24
Minor deficiency
3
Major deficiency

1 - Day of Inspection

Approximate Temperature
40 - 64 Farenhieght
In Attendance
Client
Occupancy
Vacant
Type of Building
Single Family 2-Story
Weather Conditions
Cloudy, Dry, Cold (below 65)

1. Definitions and Scope

1.1. A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process.

  I. The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.

  II. The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.


1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.


1.3. A general home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.


2. Limitations, Exceptions & Exclusions

2.1. Limitations:

  I. An inspection is not technically exhaustive.

  II. An inspection will not identify concealed or latent defects.

  III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc.

  IV. An inspection will not determine the suitability of the property for any use.

  V. An inspection does not determine the market value of the property or its marketability.

  VI. An inspection does not determine the insurability of the property.

  VII. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.

  VIII. An inspection does not determine the life expectancy of the property or any components or systems therein.

  IX. An inspection does not include items not permanently installed.

  X. This Standards of Practice applies only to properties with four or fewer residential units and their attached garages and carports.


2.2. Exclusions:

  I. The inspector is not required to determine:

    A. property boundary lines or encroachments.

    B. the condition of any component or system that is not readily accessible.

    C. the service life expectancy of any component or system.

    D. the size, capacity, BTU, performance or efficiency of any component or system.

    E. the cause or reason of any condition.

    F. the cause for the need of correction, repair or replacement of any system or component.

    G. future conditions.

    H. compliance with codes or regulations.

    I. the presence of evidence of rodents, birds, bats, animals, insects, or other pests.

    J. the presence of mold, mildew or fungus.

    K. the presence of airborne hazards, including radon.

    L. the air quality.

    M. the existence of environmental hazards, including lead paint, asbestos or toxic drywall.

    N. the existence of electromagnetic fields.

    O. any hazardous waste conditions.

    P. any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.

    Q. acoustical properties.

    R. correction, replacement or repair cost estimates.

    S. estimates of the cost to operate any given system.

  II. The inspector is not required to operate:

    A. any system that is shut down.

    B. any system that does not function properly.

    C. or evaluate low-voltage electrical systems, such as, but not limited to:

      1. phone lines;

      2. cable lines;

      3. satellite dishes;

      4. antennae;

      5. lights; or

      6. remote controls.

    D. any system that does not turn on with the use of normal operating controls.

    E. any shut-off valves or manual stop valves.

    F. any electrical disconnect or over-current protection devices.

    G. any alarm systems.

    H. moisture meters, gas detectors or similar equipment.

  III. The inspector is not required to:

    A. move any personal items or other obstructions, such as, but not limited to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.

    B. dismantle, open or uncover any system or component.

    C. enter or access any area that may, in the inspectors opinion, be unsafe.

    D. enter crawlspaces or other areas that may be unsafe or not readily accessible.

    E. inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used.

    F. do anything that may, in the inspector's opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.

    G. inspect decorative items.

    H. inspect common elements or areas in multi-unit housing.

    I. inspect intercoms, speaker systems or security systems.

    J. offer guarantees or warranties.

    K. offer or perform any engineering services.

    L. offer or perform any trade or professional service other than general home inspection.

    M. research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.

    N. determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements.

    O. determine the insurability of a property.

    P. perform or offer Phase 1 or environmental audits.

    Q. inspect any system or component that is not included in these Standards.


4. Glossary of Terms

Accessible: In the opinion of the inspector, can be approached or entered safely, without difficulty, fear or danger.

Activate: To turn on, supply power, or enable systems, equipment or devices to become active by normal operating controls. Examples include; turning on the gas or water supply valves to the fixtures and appliances, and activating electrical breakers or fuses.

Adversely Affect: To constitute, or potentially constitute, a negative or destructive impact.

Alarm System: Warning devices, installed or freestanding, including, but not limited to: carbon-monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps, and smoke alarms.

Appliance: A household device operated by the use of electricity or gas. Not included in this definition are components covered under central heating, central cooling or plumbing.

Architectural Service: Any practice involving the art and science of building design for construction of any structure or grouping of structures, and the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and administration of the construction contract.

Component: A permanently installed or attached fixture, element or part of a system.

Condition: The visible and conspicuous state of being of an object.

Correction: Something that is substituted or proposed for what is incorrect, deficient, unsafe, or a defect.

Cosmetic Defect: An irregularity or imperfection in something, which could be corrected, but is not required.

Crawlspace: The area within the confines of the foundation and between the ground and the underside of the lowest floor's structural component.

Decorative: Ornamental; not required for the operation of essential systems or components of a home.

Describe: To report in writing on a system or component by its type or other observed characteristics in order to distinguish it from other components used for the same purpose.

Determine: To arrive at an opinion or conclusion pursuant to examination.

Dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.

Engineering Service: Any professional service or creative work requiring engineering education, training and experience, and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works and/or processes.

Enter: To go into an area to observe visible components.

Evaluate: To assess the systems, structures and/or components of a property.

Evidence: That which tends to prove or disprove something; something that makes plain or clear; grounds for belief; proof.

Examine: To visually look (see inspect).

Foundation: The base upon which the structure or wall rests, usually masonry, concrete or stone, and generally partially underground.

Function: The action for which an item, component or system is specially fitted or used, or for which an item, component or system exists; to be in action or perform a task.

Functional: Performing, or able to perform, a function.

Functional Defect: A lack of or an abnormality in something that is necessary for normal and proper functioning and operation, and, therefore, requires further evaluation and correction.

General Home Inspection: The process by which an inspector visually examines the readily accessible systems and components of a home and operates those systems and components utilizing this Standards of Practice as a guideline.

Home Inspection: See general home inspection.

Household Appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances.

Identify: To notice and report.

Indication: That which serves to point out, show, or make known the present existence of something under certain conditions.

Inspect: To examine readily accessible systems and components safely, using normal operating controls, and accessing readily

accessible areas, in accordance with this Standards of Practice.

Inspected Property: The readily accessible areas of the buildings, site, items, components and systems included in the inspection.

Inspection Report: A written communication (possibly including images) of any material defects observed during the inspection.

Inspector: One who performs a real estate inspection.

Installed: Attached or connected such that the installed item requires a tool for removal.

Material Defect: A specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.

Normal Operating Controls: Describes the method by which certain devices (such as thermostats) can be operated by ordinary

occupants, as they require no specialized skill or knowledge.

Observe: To visually notice.

Operate: To cause systems to function or turn on with normal operating controls.

Readily Accessible: A system or component that, in the judgment of the inspector, is capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.

Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise,

entertainment and athletic facilities.

Report (verb form): To express, communicate or provide information in writing; give a written account of. (See also inspection report.)

Representative Number: A number sufficient to serve as a typical or characteristic example of the item(s) inspected.

Residential Property: Four or fewer residential units.

Residential Unit: A home; a single unit providing complete and independent living facilities for one or more persons, including

permanent provisions for living, sleeping, eating, cooking and sanitation.

Safety Glazing: Tempered glass, laminated glass, or rigid plastic.

Shut Down: Turned off, unplugged, inactive, not in service, not operational, etc.

Structural Component: A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).

System: An assembly of various components which function as a whole.

Technically Exhaustive: A comprehensive and detailed examination beyond the scope of a real estate home inspection that would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis, or other means.

Unsafe: In the inspector's opinion, a condition of an area, system, component or procedure that is judged to be a significant risk of injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.

Verify: To confirm or substantiate.

2 - Exterior

IN NI NP D
2.1 Exterior - Driveway X X
2.2 Exterior - Walkway X X
2.3 Exterior - Grounds X X
2.4 Exterior - Wall X X
2.5 Exterior - Door X
2.6 Exterior - Window X X
2.7 Exterior - Eave X
2.8 Exterior - Ext. Structure X X
Exterior - Driveway: Driveway - Type
Concrete
Exterior - Walkway: Walkway - Type
Concrete, Paver
Exterior - Grounds: General Information

There were three trees on the property that could potentially hit the house if they were to fall. It is recommended that an arborist review the health of the trees to reduce the risk of future damage to the house.

Exterior - Wall: Exterior - Wall Covering
Brick, Cementicious Siding
Exterior - Door: Building - Door Exterior Type
Metal
Exterior - Window: Ext. Window Type
Double Hung
Exterior - Ext. Structure: Exterior - Ext. Structure Material
Wood, Wood Alternative, Concrete, Brick
Exterior - Ext. Structure: Exterior - Handrail Assembly
Graspable, Not Continuous, > 6 inch Sphere Under Handrail

Although it may have complied with standards that were generally accepted at the time of its original construction, the handrail assembly did not comply with generally-accepted current safety standards mandating that a stairway handrail or handrail assembly must: 

1. provide a continuous, graspable handrail; 

2. measure 1 inches to 2 inches across (if circular); 

3. be 34 inches to 38 inches above the nosing of stair treads; 

4. have baluster spacing which will not allow the passage of a 4 3/8-inch sphere; 

5. be continuous for the full length of the flight of stairs; 

6. return to the wall at the top and bottom or terminate at a newel post; 

7. be a minimum of 1 inches from the wall; 

8. have a graspable profile;

9. not permit the passage of a 6-inch sphere at the triangle formed by the tread, riser and bottom rail of the handrail assembly;

3.2. Exterior


  I. The inspector shall inspect:

    A. the exterior wall-covering materials;

    B. the eaves, soffits and fascia;

    C. a representative number of windows;

    D. all exterior doors;

    E. flashing and trim;

    F. adjacent walkways and driveways;

    G. stairs, steps, stoops, stairways and ramps;

    H. porches, patios, decks, balconies and carports;

    I. railings, guards and handrails; and

    J. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.

  II. The inspector shall describe:

    A. the type of exterior wall-covering materials.

  III. The inspector shall report as in need of correction:

    A. any improper spacing between intermediate balusters, spindles and rails.

  IV. The inspector is not required to:

    A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.

    B. inspect items that are not visible or readily accessible from the ground, including window and door flashing.

    C. inspect or identify geological, geotechnical, hydrological or soil conditions.

    D. inspect recreational facilities or playground equipment.

    E. inspect seawalls, breakwalls or docks.

    F. inspect erosion-control or earth-stabilization measures.

    G. inspect for safety-type glass.

    H. inspect underground utilities.

    I. inspect underground items.

    J. inspect wells or springs.

    K. inspect solar, wind or geothermal systems.

    L. inspect swimming pools or spas.

    M. inspect wastewater treatment systems, septic systems or cesspools.

    N. inspect irrigation or sprinkler systems.

    O. inspect drainfields or dry wells.

    P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
2.1.1 - Exterior - Driveway

Driveway - Damage Concrete Pitting

The driveway exhibited concrete pitting with aggregate (concrete-embedded stones) visible in the bottoms of pits. This condition is typical of the use of types of aggregate that absorb water and expend during freezing weather, causing the immediately-overlying concrete to fracture.
Contractor Qualified Professional
Credit
Comment
2.1.2 - Exterior - Driveway

Driveway - Damage Cracks Common

Common cracks (quarter-inch or less) were visible in the driveway. Cracks exceeding a quarter inch should be filled with an appropriate sealant to avoid continued damage to the driveway surface from freezing moisture.

Contractor Qualified Professional
Credit
Comment
2.2.1 - Exterior - Walkway

Walkway - Damage Concrete Pitting

Some walkways exhibited concrete pitting with aggregate (concrete-embedded stones) visible in the bottoms of pits. This condition is typical of the use of types of aggregate that absorb water and expend during freezing weather, causing the immediately-overlying concrete to fracture.
Contractor Qualified Professional
Credit
Comment
2.2.2 - Exterior - Walkway

Walkway - Damage Cracks Common

Common cracks (1/4 inch or less) were visible in the sidewalk. Cracks exceeding a quarter inch should be patched with an appropriate sealant to avoid continued damage to the walkway surface from freezing moisture.

Contractor Qualified Professional
Credit
Comment
2.2.3 - Exterior - Walkway

Walkway - Damage Cracks Severe

 Cracks larger than a quarter inch were visible in the walkway. These cracks should be patched with an appropriate sealant to avoid continued damage from freezing moisture. If the crack is larger than a sealant application can repair or if large pieces of concrete are missing or loose an appropriate patching mix will have to be applied.

Contractor Qualified Professional
Credit
Comment
2.2.4 - Exterior - Walkway

Walkway - Damage Settling Moderate

The walkway had moderate settling visible indicating soil movement. This condition is typically the result of poor compaction during the original construction. The affected portions of the walkway should be leveled as settled areas are a trip hazard. The Inspector recommends consultation with a qualified contractor to discuss options and costs for correction.

Contractor Qualified Professional
Credit
Comment
2.3.1 - Exterior - Grounds

Grounds - possible rodent burrowing

Contractor Qualified Professional
Credit
Comment
2.3.2 - Exterior - Grounds

Grounds - Landscaping Component Exposed

A landscaping component was not properly buried under the ground. This could lead to premature failure the component or inhibit the component's intended function. It is recommended that the component be properly buried.

Contractor Qualified Professional
Credit
Comment
2.4.1 - Exterior - Wall

Ext. Wall - Damage Siding Broken

The siding covering exterior walls had areas of cracked or broken siding that should be repaired or replaced to prevent potential damage from moisture intrusion to the home materials. Stopping moisture intrusion will also help to prevent the development of microbial growth such as mold. All work should be performed by a qualified contractor.

Contractor Qualified Professional
Credit
Comment
2.4.2 - Exterior - Wall

Ext. Wall - Penetration Clogged

The exterior penetration showed signs of clogging which reduces air flow. This condition could lead to poor ventilation or exhaust of gasses or dryer lint leading to health and fire risks. It is also possible that additional blockages could be present inside of the duct work. The affected penetration and its ducting should be cleaned and all debris should be removed.

Contractor Qualified Professional
Credit
Comment
2.4.3 - Exterior - Wall

Ext. Wall - Damage Gable Vent Minor

The gable vent had minor damage. Although this damage may appear to be cosmetic by nature, it is possible that air flow could be reduced. It is recommended that the gable vent be repaired or replaced. This repairing or replacing the gable vent could help reduce heating and cooling costs and potentially increase the longevity of the roof covering materials by properly venting the attic space.

Contractor Qualified Professional
Credit
Comment
2.6.1 - Exterior - Window

Ext. Window - Deterioration General

The window exteriors exhibited general deterioration requiring maintenance. Not performing the maintenance could result in water intrusion which could lead to rot or mold growth. All work should be performed by a qualified contractor.

Contractor Qualified Professional
Credit
Comment
2.6.2 - Exterior - Window

Ext. Window - Flashing Not Present

A window did not have flashing installed above the opening to prevent moisture intrusion. Flashing should be installed by a qualified professional, or at the least sealant should be applied. Because sealants will eventually dry, shrink and crack, leaving the home exposed to possible moisture intrusion, sealant dependent areas should be examined on an annual basis and sealant re-applied as necessary. All work should be performed by a qualified contractor.

Contractor Qualified Professional
Credit
Comment
2.8.1 - Exterior - Ext. Structure

Ext. Structure - General Deterioration Minor

Minor deterioration is common and expected as a structure ages, but the deterioration should be repaired before replacement becomes the only option.

Contractor Qualified Professional
Credit
Comment
2.8.2 - Exterior - Ext. Structure

Ext. Structure - Guardrail Loose

The guardrail assemblies were loose and should be made secure by a qualified contractor. Guardrails should be able to withstand a force of 200 pounds applied horizontally. 

Contractor Qualified Professional
Credit
Comment
2.8.3 - Exterior - Ext. Structure

Ext. Structure - Water Intrusion Possible

Water could potentially enter this exterior structure. It is recommended that repairs be made before mold, rot or other forms of deterioration can take place. Water intrusion is especially bad during periods of freeze and thaw as the structure could be damaged beyond repair.

Contractor Qualified Professional
Credit
Comment
2.8.4 - Exterior - Ext. Structure

Ext. Structure - Hand Rail Spacing Excessive

The spacing around the hand rail was too large and could lead to injury. It is recommended that steps be taken to restrict the size of the opening.

Contractor Qualified Professional

3 - Roof

IN NI NP D
3.1 Roof - Structure Exterior X
3.2 Roof - Underlayment X
3.3 Roof - Penetrations X X
3.4 Roof - Chimney X
3.5 Roof - Flashing X
3.6 Roof - Covering Asphalt X X
3.7 Roof - Drainage System X X
Roof - Structure Exterior: Roof - Inspection Method
Walked the roof
Roof - Structure Exterior: Roof - Structure
Hip & Valley
Roof - Covering Asphalt: Roof - Covering Type 1
Architectural Fiberglass Asphalt Shingle
Roof - Covering Asphalt: Roof - Covering Type 2
None
Roof - Drainage System: Drainage - Type
Gutters and downspouts installed
Roof - Drainage System: Roof - Drainage System Material
Aluminum
Roof - Structure Exterior: Roof - Water Leak
No Indication of Leaking

An Active Leak is verified by either visible water or increased moisture levels. An Inactive Leak has no visible water or increased moisture levels, but does have other physical indications that a leak could have occurred previously in a specific location. No Indication of Leaking means that the areas that could be visually inspected had no evidence of an active or inactive leak, but this is no guarantee that a leak is not present or active.  

Roof - Penetrations: Penetrations - Material
Metal, Plastic
Roof - Underlayment: Not Visible

Unless the roof covering is severely damaged the underlayment should not be visible. At the time of the inspection the underlayment was not visible.

Roof - Chimney: Disclaimer - Flue Inspection
Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible from the roof, a full, accurate evaluation of the flue condition would require the services of a specialist. Because the accumulation of flammable materials in the flue as a natural result of the wood-burning process is a potential fire hazard, the inspector recommends that you have the flue inspected by a specialist.
Roof - Covering Asphalt: Disclaimer - Asphalt Composition Shingles
Many different types, brands and models of asphalt composition shingles have been installed over the years, each with specific manufacturer’s installation requirements that may or may not apply to similar-looking shingles made by other manufacturers. In addition, most shingles have underlayment requirements that cannot be visually confirmed once the shingles have been installed, and fasteners that cannot be inspected without breaking the bonds of adhesive strips that are the most important component in shingle resistance to wind damage. For this reason, the Inspector disclaims responsibility for accurate confirmation of proper asphalt shingle installation.

The Inspector’s comments will be based on- and limited to- installation requirements common to many shingle types, brands and models, and other deficiencies that develop with time, exposure to weather and circumstances. Accurate confirmation of a particular shingle roof installation, which requires research that exceeds the scope of the General Home Inspection, will require the services of a qualified roofing contractor.

Roof - Covering Asphalt: Disclaimer - Fasteners
The Inspector did not directly view the fasteners and disclaims responsibility for confirming proper fastening of the asphalt shingles. Fasteners used to asphalt connect asphalt composition shingles to the roof deck were not visible. At the time of the inspection the shingle adhesive strips were fully bonded. Because a fully bonded roof is the most important factor in the wind resistance of the shingles, breaking shingle bonds to view fasteners would constitute damage to the roof. Destructive testing lies beyond the scope of the General Home Inspection. Lack of damage to the roof indicated that fasteners were performing as designed.

3. Standards of Practice


3.1. Roof

  I. The inspector shall inspect from ground level or the eaves:

    A. the roof-covering materials;

    B. the gutters;

    C. the downspouts;

    D. the vents, flashing, skylights, chimney, and other roof penetrations; and

    E. the general structure of the roof from the readily accessible panels, doors or stairs.

  II. The inspector shall describe:

    A. the type of roof-covering materials.

  III. The inspector shall report as in need of correction:

    A. observed indications of active roof leaks.

  IV. The inspector is not required to:

    A. walk on any roof surface.

    B. predict the service life expectancy.

    C. inspect underground downspout diverter drainage pipes.

    D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.

    E. move insulation.

    F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.

    G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe.

    H. walk on any roof areas if doing so might, in the inspectors opinion, cause damage.

    I. perform a water test.

    J. warrant or certify the roof.

    K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
3.3.1 - Roof - Penetrations

Penetrations - Deterioration Minor

The penetration showed minor deterioration which is normal with age. The deterioration should be repaired to prevent any future issues that may result in water intrusion or a loss of functionality.

Contractor Qualified Professional
Credit
Comment
3.6.1 - Roof - Covering Asphalt

Roof Covering - Deterioration

The entire roof covering system showed signs of deterioration. roof coverings can last from 7 to 40 years. Aggravating and mitigating factors can change the lifespan of coverings so drastically that an estimate of lifespan is beyond the scope of this inspection. It is common to see deterioration that includes a loss of granules.

Contractor Qualified Professional
Credit
Comment
3.7.1 - Roof - Drainage System

Downspout - Disconnected

One or more downspouts designed to discharge roof drainage needed to be re-connected in order to properly control roof run-off. Disconnected downspouts can cause excessively high moisture levels in soil next to the foundation that can effect the ability of the soil to support the weight of the structure above and/or can cause damage related to soil/foundation movement. It is recommended to re-connection of any disconnected downspouts to help protect the home structure and its coverings.

Tools Handyman/DIY
Credit
Comment
3.7.2 - Roof - Drainage System

Gutter - Debris

Debris visible in the gutters at the time of the inspection should be removed to encourage proper drainage.
Contractor Qualified Professional
Credit
Comment
3.7.3 - Roof - Drainage System

Gutter - Debris Granules

Granules from the shingles were found in the gutter system. Granules will be shed from the shingle throughout the life of the shingle and should not be an immediate cause for alarm. Although the loss of granules from an asphalt shingle is normal the amount of granule loss should be monitored. 

Contractor Qualified Professional

4 - Structure

IN NI NP D
4.1 Structure - Foundation X
4.2 Structure - Slab on Grade X
4.3 Structure - Basement X
4.4 Structure - Crawlspace X
4.5 Structure - Main Floor X
Structure - Foundation: Foundation - Material
Poured concrete foundation walls
Structure - Foundation: Foundation - Movement
No Evidence of Movement
Structure - Foundation: Foundation - Type
Unfinished basement
Structure - Foundation: Foundation - Water Penetration
No Evidence of Water Penetration
Structure - Main Floor: Main Floor - Framing Member Damage
Intact
Structure - Main Floor: Main Floor - Intermediate Support
Steel girder
Structure - Main Floor: Main Floor - Perimeter Bearing
Rests on top of foundation wall
Structure - Main Floor: Main Floor - Structure
Plywood sheathing over wood joists
Structure - Main Floor: Main Floor - Wood In Contact With Soil
Wood Not Contacting Soil, Wood Appropriate Distance From Soil

3.3. Basement, Foundation, Crawlspace & Structure


  I. The inspector shall inspect:

    A. the foundation;

    B. the basement;

    C. the crawlspace; and

    D. structural components.

  II. The inspector shall describe:

    A. the type of foundation; and

    B. the location of the access to the under-floor space.

  III. The inspector shall report as in need of correction:

    A. observed indications of wood in contact with or near soil;

    B. observed indications of active water penetration;

    C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and

    D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern.

  IV. The inspector is not required to:

    A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself.

    B. move stored items or debris.

    C. operate sump pumps with inaccessible floats.

    D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems.

    E. provide any engineering or architectural service.

    F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency

5 - Interior

IN NI NP D
5.1 Interior - Floor X
5.2 Interior - Wall X X
5.3 Interior - Door X X
5.4 Interior - Window X X
5.5 Interior - Ceiling X
5.6 Interior - Trim X
5.7 Interior - Storage X
5.8 Interior - Components X
5.9 Interior - Stair X
Interior - Floor: Floor - Material
Carpet, Wood
Interior - Door: Door - Type
Wood
Interior - Window: Window - Glazing
Double-pane
Interior - Window: Window - Material
Vinyl
Interior - Window: Window - Operation
Single-hung, Sliding
Interior - Window: Window - Seal
Seal Appears to be Intact
Interior - Ceiling: Ceiling - Structure
Not visible
Interior - Components: Central Vacuum System:
None installed
Interior - Components: Smoke/CO Detectors:
No Carbon monoxide detector installed, Smoke Detectors Installed
Interior - Wall: Wall - Covering Type
Drywall
Interior - Stair: Interior - Handrail Assembly
Graspable, Continuous

Although it may have complied with standards that were generally accepted at the time of its original construction, the handrail assembly did not comply with generally-accepted current safety standards mandating that a stairway handrail or handrail assembly must: 

1. provide a continuous, graspable handrail; 

2. measure 1 inches to 2 inches across (if circular); 

3. be 34 inches to 38 inches above the nosing of stair treads; 

4. have baluster spacing which will not allow the passage of a 4 3/8-inch sphere; 

5. be continuous for the full length of the flight of stairs; 

6. return to the wall at the top and bottom or terminate at a newel post; 

7. be a minimum of 1 inches from the wall; 

8. have a graspable profile;

9. not permit the passage of a 6-inch sphere at the triangle formed by the tread, riser and bottom rail of the handrail assembly;

3.10. Doors, Windows & Interior

  I. The inspector shall inspect:

    A. a representative number of doors and windows by opening and closing them;

    B. floors, walls and ceilings;

    C. stairs, steps, landings, stairways and ramps;

    D. railings, guards and handrails; and

    E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.

  II. The inspector shall describe:

    A. a garage vehicle door as manually-operated or installed with a garage door opener.

  III. The inspector shall report as in need of correction:

    A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;

    B. photo-electric safety sensors that did not operate properly; and

    C. any window that was obviously fogged or displayed other evidence of broken seals.

  IV. The inspector is not required to:

    A. inspect paint, wallpaper, window treatments or finish treatments.

    B. inspect floor coverings or carpeting.

    C. inspect central vacuum systems.

    D. inspect for safety glazing.

    E. inspect security systems or components.

    F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.

    G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.

    H. move suspended-ceiling tiles.

    I. inspect or move any household appliances.

    J. inspect or operate equipment housed in the garage, except as otherwise noted.

    K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.

    L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.

    M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.

    N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.

    O. inspect microwave ovens or test leakage from microwave ovens.

    P. operate or examine any sauna, steam generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices.

    Q. inspect elevators.

    R. inspect remote controls.

    S. inspect appliances.

    T. inspect items not permanently installed.

    U. discover firewall compromises.

    V. inspect pools, spas or fountains.

    W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects.

    X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
5.2.1 - Interior - Wall

Wall - Incomplete Construction

The walls were unfinished. Although this is not a defect, it is not complete and could expose the occupants to construction materials that were not designed to be interacted with leading to damage of the construction materials or injury to the occupants.

Contractor Qualified Professional
Credit
Comment
5.2.2 - Interior - Wall

Wall - Damage General

There was damage to the wall that will need to be repaired. If the scope of the repair is beyond that of a novice a contractor should complete the repairs.

Contractor Qualified Professional
Credit
Comment
5.3.1 - Interior - Door

Door - Carpet Rubbing

A door was rubbing on the carpet and needs to have the bottom shortened to prevent damage to the carpet. All work should be performed by a qualified contractor.

Contractor Qualified Professional
Credit
Comment
5.3.2 - Interior - Door

Door - Damage Light

Doors exhibited general light damage or deterioration at the time of the inspection. If the scope of the repair is beyond the abilities of a novice a contractor should complete the necessary repairs.

Contractor Qualified Professional
Credit
Comment
5.3.3 - Interior - Door

Door - Hardware Damage

Door hardware was broken or missing and should be repaired or replaced. If the scope of the repair is beyond the ability of a novice, a contractor should complete the necessary repairs.

Contractor Qualified Professional
Credit
Comment
5.4.1 - Interior - Window

Window - Paint Peeling

Windows in the home had peeling paint which is a possible indication of water intrusion. Although an active leak was not found the condition should be monitored. If the scope of the repair is beyond the ability of a novice a contractor should complete the repair.

Contractor Qualified Professional

6 - Electrical

IN NI NP D
6.1 Electrical - Service Drop X
6.2 Electrical - Mast X
6.3 Electrical - Meter X
6.4 Electrical - Service Panel X
6.5 Electrical - Receptacle X
6.6 Electrical - Switch X
6.7 Electrical - Light X X
6.8 Electrical - Wiring X X
Electrical - Meter: Meter - Service Disconnect Type
Breaker
Electrical - Service Panel: Service Panel - Ampacity
150 amps
Electrical - Service Panel: Service Panel - Branch Wire Type
Solid Copper
Electrical - Service Panel: Service Panel - Ground Fault Circuit Interruptor (GFCI)
NO
Electrical - Service Panel: Service Panel - Manufacturer
Siemens
Electrical - Service Panel: Service Panel - Sub-Panel Manufacturer
N/A
Electrical - Service Panel: Service Panel - Sub-Panel Quantity
0
Electrical - Service Panel: Service Panel - Type
Load Center
Electrical - Meter: Meter - Service Disconnect Amperage
150 Amps
Electrical - Service Panel: Service Panel - Arc Fault Circuit Interruptor (AFCI)
NO
Electrical - Meter: Meter - Service Disconnect Location
Meterbase Panel
Electrical - Receptacle: Receptacle - Issues Present
GFCI Not Located Locally

The GFCI in the non-master suite bathroom on the second floor controlled the GFCI shut off of the master suite bathroom and also the first floor bathroom.

Electrical - Service Drop not present.

Electrical - Mast not present.

Electrical - Switch: Limited Inspection - Switches
Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Home wall switches sometimes are connected to outlets (sometimes only the top or bottom half of an outlet). Because outlets are often inaccessible and because including the checking of both halves of every electrical outlet in the home exceed the Standards of Practice and are not included in a typical General Home Inspection price structure, and functionality of all switches in the home may not be confirmed by the inspector.

3.7. Electrical

  I. The inspector shall inspect:

    A. the service drop;

    B. the overhead service conductors and attachment point;

    C. the service head, gooseneck and drip loops;

    D. the service mast, service conduit and raceway;

    E. the electric meter and base;

    F. service-entrance conductors;

    G. the main service disconnect;

    H. panelboards and over-current protection devices (circuit breakers and fuses);

    I. service grounding and bonding;

    J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;

    K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and

    L. for the presence of smoke and carbon-monoxide detectors.

  II. The inspector shall describe:

    A. the main service disconnect's amperage rating, if labeled; and

    B. the type of wiring observed.

  III. The inspector shall report as in need of correction:

    A. deficiencies in the integrity of the service entrance conductors insulation, drip loop, and vertical clearances from grade and roofs;

    B. any unused circuit-breaker panel opening that was not filled;

    C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;

    D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence ofarcing or excessive heat, and where thereceptacle was not grounded or was not secured to the wall; and

    E. the absence of smoke and/or carbon monoxide detectors.

  IV. The inspector is not required to:

    A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.

    B. operate electrical systems that are shut down.

    C. remove panelboard cabinet covers or dead fronts.

    D. operate or re-set over-current protection devices or overload devices.

    E. operate or test smoke or carbon-monoxide detectors or alarms.

    F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems.

    G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.

    H. inspect ancillary wiring or remote-control devices.

    I. activate any electrical systems or branch circuits that are not energized.

    J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time controlled devices.

    K. verify the service ground.

    L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.

    M. inspect spark or lightning arrestors.

    N. inspect or test de-icing equipment.

    O. conduct voltage-drop calculations.

    P. determine the accuracy of labeling.

    Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
6.7.1 - Electrical - Light

Light - Ext. Light Damage

An exterior light fixture was damaged. This condition could a potential fire or shock/electrocution hazard. If the scope of the repair is beyond the abilities of a novice an electrical contractor is recommended to make all appropriate repairs.

Contractor Qualified Professional
Credit
Comment
6.8.1 - Electrical - Wiring

Wiring - Abandoned Wire

Miscellaneous abandoned wiring visible and should be evaluated by a qualified electrical contractor to determine whether any wiring is still energized. Improperly terminated, energized wiring is a shock/electrocution hazard. This wiring appeared to be speaker wire connections and was not energized.

Contractor Qualified Professional

7 - Plumbing

IN NI NP D
7.1 Plumbing - Gas X
7.2 Plumbing - Exterior X
7.3 Plumbing - Supply X
7.4 Plumbing - Drainage X
7.5 Plumbing - Sink X
7.6 Plumbing - Shower X X
7.7 Plumbing - Bathtub X X
7.8 Plumbing - Toilet X X
7.9 Plumbing - Ventilation X
7.10 Plumbing - Water Heater X
7.11 Plumbing - Sump Pump X X
Plumbing - Gas: Gas - Supply Location
North
Plumbing - Gas: Gas - Type
Natural Gas
Plumbing - Supply: Supply - Functional Flow
No Significant Drop in Flow

This is tested by using two faucets at once.

Plumbing - Drainage: Drainage - Drain and Vent Material
Acrylonitrile butadiene styrene (ABS)
Plumbing - Drainage: Drainage - Sewage Ejector
None installed
Plumbing - Drainage: Drainage - Sewage System
Public
Plumbing - Sink: Sink - Mechanical Stopper Functioning
Plumbing - Toilet: Toilet - Issues Identified
Leak Inactive
Plumbing - Water Heater: Water Heater - Manufacturer
Bradford White
Plumbing - Water Heater: Water Heater - Type
Tank (conventional)
Plumbing - Sump Pump: Sump Pump:
None installed
Plumbing - Gas: Gas - Pipe Material
Painted Metal
Plumbing - Supply: Supply - Distribution Pipe
Copper, 3/4"
Plumbing - Supply: Supply - Shut-Off Location
North
Plumbing - Supply: Supply - Source
Public Water Supply

The water pressure for the home was properly regulated.

Plumbing - Supply: Supply - Supply Pipe
3/4-inch, Copper
Plumbing - Water Heater: Water Heater - Capacity
50 gallons
Plumbing - Gas: Gas - Shut-Off Location
North
Plumbing - Supply: Supply - Treatment
None installed

The water filters were not inspected for function as that is beyond the scope of the inspection. It is recommended that all filters be replaced when the real estate transaction has been completed.

3.6. Plumbing

  I. The inspector shall inspect:

    A. the main water supply shut-off valve;

    B. the main fuel supply shut-off valve;

    C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;

    D. the interior water supply, including all fixtures and faucets, by running the water;

    E. all toilets for proper operation by flushing;

    F. all sinks, tubs and showers for functional drainage;

    G. the drain, waste and vent system; and

    H. drainage sump pumps with accessible floats.

  II. The inspector shall describe:

    A. whether the water supply is public or private based upon observed evidence;

    B. the location of the main water supply shut-off valve;

    C. the location of the main fuel supply shut-off valve;

    D. the location of any observed fuel-storage system; and

    E. the capacity of the water heating equipment, if labeled.

  III. The inspector shall report as in need of correction:

    A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;

    B. deficiencies in the installation of hot and cold water faucets;

    C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and

    D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.

  IV. The inspector is not required to:

    A. light or ignite pilot flames.

    B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater.

    C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems.

    D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.

    E. determine the water quality, potability or reliability of the water supply or source.

    F. open sealed plumbing access panels.

    G. inspect clothes washing machines or their connections.

    H. operate any valve.

    I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection.

    J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.

    K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices.

    L. determine whether there are sufficient cleanouts for effective cleaning of drains.

    M. evaluate fuel storage tanks or supply systems.

    N. inspect wastewater treatment systems.

    O. inspect water treatment systems or water filters.

    P. inspect water storage tanks, pressure pumps, or bladder tanks.

    Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.

    R. evaluate or determine the adequacy of combustion air.

    S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.

    T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.

    U. determine the existence or condition of polybutylene, polyethylene, or similar plastic plumbing.

    V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
7.6.1 - Plumbing - Shower

Shower - Head Leak Active

The shower head connection leaked when the shower was operated. After the shower was turned off a strange noise was coming from the shower area, but the cause could not be determined. If the scope of the repair is beyond the skills of a novice, the inspector recommends service by a qualified plumbing contractor.

Contractor Qualified Professional
Credit
Comment
7.7.1 - Plumbing - Bathtub

Bathtub - Fill Spout Loose

The fill spout was loose which could result in water intrusion leading to damage or mold growth. All repairs should be made by a plumbing contractor

Contractor Qualified Professional
Credit
Comment
7.8.1 - Plumbing - Toilet

Toilet - Leak Inactive

The toilet had signs of an inactive leak. Although the toilet was not actively leaking and there were no signs of increased moisture it is still recommended that the toilet be monitored for leaking.

Contractor Qualified Professional
Credit
Comment
7.11.1 - Plumbing - Sump Pump

Sump Pump - Pump Not Present

The floor contained a pit for a sump pump but no pump was installed. Debris was found inside the hole and should be removed. A sump pump is a water pump installed in a pit in the lower level of the home. The system protects the home from water intrusion by routing surface drainage via the home perimeter drain to the pit, from where it is discharged by the pump to the exterior of the home or to a waste pipe or storm drain. Sump pumps also help protect homes against rising ground water. Sump pumps should be tested on an annual basis to ensure that they are in working order. The pumps can be tested by lifting the float, but to avoid potential shock/electrocution hazard, testing should be performed using a tool which will not conduct electricity. Pumps have a filter that should be cleaned during routine maintenance.

Contractor Qualified Professional

8 - Appliances

IN NI NP D
8.1 Appliances - Laundry X
8.2 Appliances - Range / Oven X
8.3 Appliances - Hood X
8.4 Appliances - Disposal X
8.5 Appliances - Dishwasher X
8.6 Appliances - Microwave X X
8.7 Appliances - Refrigerator X
8.8 Appliances - Compactor X
Appliances - Range / Oven: Range / Oven - Type
Electric
Appliances - Hood: Range Hood:
Lights and fan operable
Appliances - Dishwasher: Dishwasher - Anti-siphon Type
High-loop installed
Appliances - Range / Oven: Range / Oven - Brand
General Electric
Appliances - Disposal: Disposal - Brand
InSinkErator
Appliances - Dishwasher: Dishwasher - Brand
General Electric
Appliances - Refrigerator: Refrigerator - Brand
General Electric
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
8.6.1 - Appliances - Microwave

Microwave - Heating Inadequate

The microwave is not producing as much heating potential as it should. I tested the wattage by filling a silicone beaker with 300ml of water and recorded the initial temperature in degrees celsius. I then heated the water for 60 seconds and recorded the final temperature in degrees celsius. When testing 300ml of water during a 60 second period I multiply the temperature difference by 21 to get the final wattage. 


The label on the microwave indicated that I should produce 1550 W of power. The test indicated that it produced 1423 W. 


The wattage of a microwave can be found when heating one cup of water for 1 minute by using the following equation;


Wattage = (Volume of Water (ml) * Temperature Difference (C) * 4.1868) / Time in Seconds


Variables:

4.1868 = Joules per Calorie

1 Calorie = 1cubic centimeter (cc) of water heated by 1 degree Celsius

1cc = 1 milliliter (ml)

Watts = Joules per second


Many factors can affect the validity of this result such as an incorrectly calibrated thermometer, user error, food splatter inside the microwave, and many other factors. Please only use this result as a general indicator of the performance of the microwave.

Contractor Qualified Professional
Credit
Comment
8.6.2 - Appliances - Microwave

Microwave - Microwave Exposure Excessive

The microwave was tested for microwave leaks which could hurt the user. The unit was tested at 2 inches from the microwave and more than 5.0 milliwatts per centimeter squared were found to be emitting from the microwave. Please use caution while operating the microwave or have it replaced.  The tester displayed OL which indicated a reading of more than 9.9 mW. 

Contractor Qualified Professional

9 - HVAC

IN NI NP D
9.1 HVAC - Heating X
9.2 HVAC - Fireplace X
9.3 HVAC - Filter X
9.4 HVAC - Thermostat X
9.5 HVAC - Cooling X X
HVAC - Heating: Heating - Number of Systems (Excluding Wood)
Two
HVAC - Heating: Heating - Operational
HVAC - Fireplace: Fireplace - Operational
HVAC - Fireplace: Fireplace - Type
Gas Burning
HVAC - Filter: Filter - Type
Disposable
HVAC - Thermostat: Thermostat - Location
1 Thermostat, Hallway
HVAC - Cooling: Cooling - Number Systems (Excluding Window AC)
One
HVAC - Cooling: Cooling - Type
Split System (indoor and outdoor components
HVAC - Heating: Heating - Fuel Type
Natural gas
HVAC - Cooling: Cooling - Manufacturer
Lennox
HVAC - Heating: Heating - Accessible
HVAC - Heating: Heating - Brand
Lennox
HVAC - Fireplace: Fireplace - Issues Identified
N/A
HVAC - Cooling: Cooling - Accessible

3.4. Heating

  I. The inspector shall inspect:

    A. the heating system, using normal operating controls.

  II. The inspector shall describe:

    A. the location of the thermostat for the heating system;

    B. the energy source; and

    C. the heating method.

  III. The inspector shall report as in need of correction:

    A. any heating system that did not operate; and

    B. if the heating system was deemed inaccessible.

  IV. The inspector is not required to:

    A. inspect, measure or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, make-up air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.

    B. inspect fuel tanks or underground or concealed fuel supply systems.

    C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.

    D. light or ignite pilot flames.

    E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.

    F. override electronic thermostats.

    G. evaluate fuel quality.

    H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

    I. measure or calculate the air for combustion, ventilation or dilution of flue gases for appliances.


3.5. Cooling

  I. The inspector shall inspect:

    A. the cooling system, using normal operating controls.

  II. The inspector shall describe:

    A. the location of the thermostat for the cooling system; and

    B. the cooling method.

  III. The inspector shall report as in need of correction:

    A. any cooling system that did not operate; and

    B. if the cooling system was deemed inaccessible.

  IV. The inspector is not required to:

    A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.

    B. inspect portable window units, through-wall units, or electronic air filters.

    C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment.

    D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.

    E. examine electrical current, coolant fluids or gases, or coolant leakage.


3.8. Fireplace

  I. The inspector shall inspect:

    A. readily accessible and visible portions of the fireplaces and chimneys;

    B. lintels above the fireplace openings;

    C. damper doors by opening and closing them, if readily accessible and manually operable; and

    D. cleanout doors and frames.

  II. The inspector shall describe:

    A. the type of fireplace.

  III. The inspector shall report as in need of correction:

    A. evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

    B. manually operated dampers that did not open and close;

    C. the lack of a smoke detector in the same room as the fireplace;

    D. the lack of a carbon-monoxide detector in the same room as the fireplace; and

    E. cleanouts not made of metal, pre-cast cement, or other non-combustible material.

  IV. The inspector is not required to:

    A. inspect the flue or vent system.

    B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

    C. determine the need for a chimney sweep.

    D. operate gas fireplace inserts.

    E. light pilot flames.

    F. determine the appropriateness of any installation.

    G. inspect automatic fuel-fed devices.

    H. inspect combustion and/or make-up air devices.

    I. inspect heat-distribution assists, whether gravity controlled or fan-assisted.

    J. ignite or extinguish fires.

    K. determine the adequacy of drafts or draft characteristics.

    L. move fireplace inserts, stoves or firebox contents.

    M. perform a smoke test.

    N. dismantle or remove any component.

    O. perform a National Fire Protection Association (NFPA)-style inspection.

    P. perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
9.5.1 - HVAC - Cooling

Cooling - Dirty

The cooling unit was dirty and this could possible reduce the efficiency of the unit. Cleaning the unit should be easily accomplished and does not require labor from a contractor.

Contractor Qualified Professional

10 - Attic

IN NI NP D
10.1 Attic - Structure X
10.2 Attic - Ventilation X
10.3 Attic - Access X
10.4 Attic - Insulation X
Attic - Access: Access - Location
Access Hatch
Attic - Insulation: Insulation - Issues Present
N/A
Attic - Structure: Structure - Framing Type
Manufactured Roof Trusses
Attic - Structure: Structure - Sheathing Type
7/16-inch Plywood
Attic - Ventilation: Ventilation - Type
Continuous ridge and soffit vents
Attic - Insulation: Insulation - Approximate Depth
8-12 inches
Attic - Insulation: Insulation - Type
Fiberglass Batt, Blown-in Cellulose

3.9. Attic, Insulation & Ventilation

  I. The inspector shall inspect:

    A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas;

    B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and

    C. mechanical exhaust systems in the kitchen, bathrooms and laundry area.

  II. The inspector shall describe:

    A. the type of insulation observed; and

    B. the approximate average depth of insulation observed at the unfinished attic floor area or roof

structure.

  III. The inspector shall report as in need of correction:

    A. the general absence of insulation or ventilation in unfinished spaces.

  IV. The inspector is not required to:

    A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard.

    B. move, touch or disturb insulation.

    C. move, touch or disturb vapor retarders.

    D. break or otherwise damage the surface finish or weather seal on or around access panels or covers.

    E. identify the composition or R-value of insulation material.

    F. activate thermostatically operated fans.

    G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.

    H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency

11 - Garage

IN NI NP D
11.1 Garage - Door X X
11.2 Garage - Separation X X
Garage - Door: Door - Automatic Reverse
Installed and operating correctly
Garage - Door: Door - Type
Articulating panel
Garage - Door: Door - Vehicle Door Quantity
2
Garage - Door: Door - Opener Quantity
Automatic Opening Door Qty 2
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
11.1.1 - Garage - Door

Garage - Damage Cracks Common

Common cracks (quarter-inch or less) were visible in the driveway. Cracks exceeding a quarter inch should be filled with an appropriate sealant to avoid continued damage to the driveway surface from freezing moisture.

Contractor Qualified Professional
Credit
Comment
11.1.2 - Garage - Door

Garage - Emergency Release Lanyard Not Present

The emergency release lanyard was not present. This could be a serious safety risk if escape from the garage is required but the automatic garage door opener is not functioning.

Contractor Qualified Professional
Credit
Comment
11.2.1 - Garage - Separation

Separation - Fire Barrier Taping Inadequate

Garage walls adjoining living space did not appear to be fire-taped as is required by generally-accepted current safety standards. The Inspector recommends that the wall be fire-taped by a qualified contractor.

Contractor Qualified Professional