Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Header Text
Total Credit Requested
$ 0.00

1234 Main St.
Scandia, MN 55073
12/07/2019 9:00AM

Sample agent

Agent Name

Agency Name

1 - Inspection Details

General: In Attendance
General: Occupancy
Furnished, Occupied, Utilities on
General: Style
Contemporary, Two story
General: Type of Building
Single Family
General: Condition
Above Average Condition
General: Weather Conditions
General: Photo Link

Please follow this link for full access to photos:


General: All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report. This report is not an assessment of any environmental concern including a mold, mildew, lead, asbestos, water quality, septic, pools or radon. Environmental testing requires laboratory analysis beyond the scope of this inspection Any water intrusion into the home can lead to mold and mildew. Since there is no such thing as a completely dry basement, it is common to find mold or mildew in some form in this area, usually concealed behind wall board finishes. Anyone concerned about mold or mildew should seek an assessment for these conditions from a qualified professional. This inspection is not an assessment of sub-surface moisture. This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will always be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. The Inspector is not responsible for past present or future defects or damage or injury associate with defects. Please refer to the Message to the customer or pre-inspection agreement and ASHI standards of practice for a full explanation of the scope of the inspection.

2 - Roof

Inspection Method
Roof Type/Style
Gable, Shed
The roofing is in generally good condition, The roofing shows normal wear and tear, The gutters are clean, The roof was stripped during re-roofing
Coverings: Material
Coverings: Life expectancy
17 Years
Coverings: Roof Layers
1 Layers
Roof Drainage Systems: Gutter Material
Roof Drainage Systems: Gutter Discharge
Above Grade
Flashings: Material
Aluminum, Rubber, Galvanized Steel
Chimneys & Other Roof Penetrations: Chimneys
Brick, Masonry, Metal
Skylights: Skylights
Not Present
Coverings: Snow

Snow on the roof restricted complete inspection of the roof.  Defects can be hidden from view.

Flashings: Flashing visibility

Flashings concealed from view cannot be fully inspected.

2.1.1 - Coverings

Ice damming possible

The configuration of the roofing system may be susceptible to ice damming.  This should be watched for during the winter months.  The potential for ice dams can vary with the severity of the winter.  Severe ice dams can result in roof leakage, typically near the eaves.  Solutions include better attic insulation and ventilation, eave protection below the roof coverings, or the installation of heating cables on the roof.

2.2.1 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

2.2.2 - Roof Drainage Systems

Loose Downspouts

Downspouts that are loose should be resecuring to the side of the house.

Contractor Qualified Professional
2.3.1 - Flashings

Location Vulnurable
at the east side

The location of flashings leaves them vulnerable to leakage.  They should be carefully monitored.

2.3.2 - Flashings

At the masonry chimney.

Old flashing details should be monitored for leakage. If they leak, patching can be undertaken.  If patching fails, they should be replaced.

3 - Exterior

Inspection Method
Exterior in good condition, Typical repairs needed
Siding: Siding Material
Brick, Vinyl
Siding: Siding Style
Exterior Doors: Exterior Entry Door
Metal, Vinyl clad wood, Sliding doors, Swinging doors
Windows: Windows
Vinyl, Wood, Clad Over Wood
Walkways, Patios & Driveways: Driveway Material
Walkways, Patios & Driveways: Walkways
Decks, Balconies, Porches and steps: Steps, Porches, and Decks
Deck, Stoop
Decks, Balconies, Porches and steps: Material
Concrete, Wood
Eaves, Soffits & Fascia: Soffit and Facia materials
Vegetation, Grading, Drainage & Retaining Walls: Grading
Level Grade, Graded away from house
Vegetation, Grading, Drainage & Retaining Walls: Retaining walls
Vegetation, Grading, Drainage & Retaining Walls: Snow

Snow restricted view of the exterior grounds.

3.4.1 - Windows

Fogged windows
Above the front entry.

The window has lost its seal.  This has resulted in condensation developing between the panes of glass.  This "fogging" of the glass is primarily a cosmetic concern, and need only be improved for cosmetic reasons.

Contractor Qualified Professional
3.4.2 - Windows

Missing Screens
At the basement windows.

Screens are missing.  It would be wise to inquire as to any screens that may be in storage.  Otherwise, screens should be replaced as necessary.

3.4.3 - Windows

Clerestory Windows

The clerestory windows are old and vulnerable.  They have previously been caulked shut. 

3.5.1 - Walkways, Patios & Driveways

Walkway settled toward house
At the side garage entry.

The walkway appears to slope towards the house.  This condition can promote moisture seepage.  Unfortunately, it is difficult to improve this situation without resurfacing the walkway adjacent to the foundation.

3.6.1 - Decks, Balconies, Porches and steps

At the lower rear deck stairs

The size or orientation of stairs will make them difficult to navigate.

Contractor Qualified Professional
3.6.2 - Decks, Balconies, Porches and steps

Joist Hangers
at the west elevated deck

Joist hanger(s) are missing or improperly installed. This could cause the deck structure to fail. Recommend that joist hangers be properly installed by qualified contractor.

3.6.3 - Decks, Balconies, Porches and steps

Ledger Board Improperly Installed

The ledger board is not properly attached to the building. This can cause the deck to pull away from the building and possibly collapse. Recommend that the deck and/or ledger board be properly attached by qualified contractor using through bolts or lag screws.

3.6.4 - Decks, Balconies, Porches and steps

Stair connection

For strength and safety, deck or porch stairs should be attached via metal straps or hangers.

3.6.5 - Decks, Balconies, Porches and steps

Trip hazard
at the front entry

Heaving or settling of the concrete can create a trip hazard.  Often, the step down at the stoop exceeds what is typical or normal for a step.  This also creates a trip hazard.  Improvements should be undertaken as necessary.

3.6.6 - Decks, Balconies, Porches and steps

Overspanned Joists

Joists are overspanned for this application.  This can lead to deflection over time.  For improved safety, it may be advisable to reinforce joists where they are compromised.

3.8.1 - Vegetation, Grading, Drainage & Retaining Walls

Windows well improvement

Window wells should be cleaned and improved to prevent leakage and to protect the window.

4 - Garage

Floor: Floor
Walls & Firewalls: Fire Barrier
Garage Door: Material
Metal, Insulated
Garage Door: Type
Garage Door Opener: Garage Door Opener
Garage Door Opener: Auto-reverse
No response to pressure, Responds to sensor beam break
Occupant Door (From garage to inside of home): Passage Door
Solid Core, Self closing
Car or Storage

Excess storage or cars in the garage restricted inspection.

Garage Door Opener: Auto Reverse

The auto-reverse mechanisms on the garage door should be periodically tested.  Like all mechanical components, operation can change over time.  It should not be assumed that because something works at the inspection, it will continue to work indefinitely.

4.1.1 - Ceiling


The garage roof structure is not designed for heavy storage.  It should be removed.

Contractor Qualified Professional
4.5.1 - Garage Door Opener

Pressure Sensitivity

The garage door did not reverse properly when meeting resistance.  Repair may be as simple as adjusting the sensitivity control.  This can be especially dangerous to pets and children.  For safety, this should be repaired immediately.

Contractor Qualified Professional

5 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Basement configuration
Basement, Slab on Grade
Foundation: Material
Masonry Block
Vapor Retarders (Crawlspace or Basement): Vapor barriers
Floor Structure: Basement/Crawlspace Floor
Floor Structure: Floor structure
Wooden joists, Steel I-Beams, Steel support posts
Floor Structure: Sub-floor
Plywood, Concrete
Floor Structure: Crawlspace
No Crawlspace
Wall Structure: Wall Structure
Wood Frame, 2x4
Ceiling Structure: Ceiling Structure
Trusses, Rafters
Roof Structure & Attic: Attic Structure
Rafters, Trusses
Roof Structure & Attic: Sheathing
Foundation: Basement Moisture Typical

The basement shows evidence of typical moisture.  It should be understood that it is impossible to predict the severity or frequency of moisture penetration on a one time visit to a home.  Virtually all basements exhibit signs of moisture penetration and virtually all basements will indeed leak at some point in time.  The visible evidence is not considered unusual for a home of this age, construction and location.  
 The vast majority of basement leakage problems are the result of insufficient control of storm water at the surface.  The ground around the house should be sloped to encourage water to flow away from the foundations.  Gutters and downspouts should act to collect roof water and drain the water at least five (5) feet from the foundation, or into a functional storm sewer.  Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation, are the most common source of basement leakage.  
 In the event that basement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step.  Please beware of contractors who recommend expensive solutions.  

Foundation: Sump Pump General

Proper performance of the sump pump is critical to preventing basement leakage.  Sump pumps usually serve to discharge storm water from the perimeter foundation drainage tiles.  If the sump pump becomes inoperative, or if the discharge line is broken, damaged or improperly sloped, basement leakage can result.  The operation of the sump pump should be carefully monitored.  If the sump pump operates regularly, it may be prudent to consider a back up pump, or a battery power supply in the event of a power interruption.

Foundation: Concealed walls

Concealed foundation walls cannot be fully examined, evaluated, or inspected.

Floor Structure: Concealed components

Components concealed by finishes cannot be fully examined, evaluated, or inspected.  

Floor Structure: Storage

Storage restricted access and viewing of components.  

Wall Structure: Concealed Structure

Concealed structural members cannot be fully inspected or evaluated.

5.2.1 - Basements & Crawlspaces

Rim Joist Moisture

Indoor hot tubs produce a lot of moisture. If that moisture is not properly vented to the outside it will try to escape into cold areas. In this particular case there could be moisture in the rim joist cavity at the top of the foundation walls in and around the hot tub room. Maintaining proper humidity levels will prevent this problem. It would be advisable to examine the hidden areas to see if moisture in the form of mold or mildew has collected in the rim joist cavity. This would require intrusive testing.  In the event there is mold and mildew a proper ventilating fan should be added to the hot tub room. All affected material should be removed and cleaned or replaced and then treated with mildew inhibiting paints.

Contractor Qualified Professional
5.4.1 - Floor Structure

Typical concrete cracking

There is typical cracking in the concrete floors.  This cracking is the result of settling and shrinkage of the slap, is not a structural component, and does not represent a significant concern.

6 - Heating

Relatively economical, Middle age unit
Heating Capacity
100000 BTUs
Heating Zones
1 Zones
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Forced Air
Furnace: Furnace Age
16 Years
Furnace: Furnace normal Life Span
20-25+- Years
Exhaust: Flu Material
Galvanized Steel
Distribution Systems: Distribution
Non-insulated, Ducting
Distribution Systems: Source in every major room
Other Components: Accessories
Mechanical components fail

Furnaces and boilers, like all mechanical components can break down or fail without notice.  

Equipment: Concealed ducting and piping

Ducting, piping and components behind finishes cannot be fully inspected or evaluated.

Distribution Systems: Adequacy of distribution

It is difficult to determine the adequacy of heat distribution on a one-time trip to the home.  Except as otherwise noted, a heat source has been provided to each significant space of the home.

6.2.1 - Furnace

Door interlock switch

The safety interlock switch for the fan compartment ensures that the fan cannot run if the fan compartment is open.  This switch has been bypassed.  It should be restored.

Contractor Qualified Professional
6.5.1 - Distribution Systems

No Return Air Vent
In the basement

There is no return air vent. installing one is not critical but it will facilitate better airflow and more even temperatures.

6.6.1 - Other Components

Makeup air

Exterior makeup air is required in heating areas to provide sufficient combustion air and prevent back drafting.  

7 - Cooling

Positive Attributes
Aging Unit
Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner
Cooling Equipment: Location
Exterior East
Cooling Equipment: AC Age
17+- Years
Cooling Equipment: AC Size
36000 BTU
Distribution System: Configuration
Distribution System: Source in Every Major Room
Cooling Equipment: Low Temperature

The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit.  A/C condenser coils cannot be fully examined or operated below 60 degrees Fahrenheit. 

8 - Plumbing

Typical System
Water Source
Main Water Shut-off Device: Main Water Line
Main Water Shut-off Device: Main Water Shut-off
Basement, Closet
Water Supply, Distribution Systems & Fixtures: Distribution Material
Water Supply, Distribution Systems & Fixtures: Exterior Hose Bib Shut-offs
Drain, Waste, & Vent Systems: Floor Drain
Drain, Waste, & Vent Systems: Material
Drain, Waste, & Vent Systems: Cleanout Location
Not visible
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement, Utility Room
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Hot Water Systems, Controls, Flues & Vents: Water Heater Age
14 Years
Hot Water Systems, Controls, Flues & Vents: Water Heater Type
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Basement, Furnace
Fuel Storage & Distribution Systems: Fuel Source
Natural Gas
Sump Pump: Location
Other Components : Filters
Other Components : Components
Water Supply, Distribution Systems & Fixtures: Concealed Plumbing

Plumbing concealed from view or behind wall or ceiling finishes cannot be fully examined or inspected.

Other Components : Hot Tub

Complete inspection or evaluation of the hot tub is not included in this home inspection.

8.4.1 - Hot Water Systems, Controls, Flues & Vents

Middle Age Unit

Water heaters generally last from 16-20 years.  This unit is approaching this range.  There is no way to predict the effective lifespan of a water heater.

8.6.1 - Sump Pump

Discharge near house

The sump pump should discharge several feet away from the house.

8.7.1 - Other Components

Hot Tub Leakage

Water around the hot tub might be related to leakage of the pump or circulatory piping.  This could be further evaluated by a service professional.  

9 - Electrical

Main Service Rating
200 Amp
Main Disconnect Location
At the main distribution panel
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum
Service Entrance Conductors: Main Service Disconnect Location
Main Panel
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub-panel Type
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Exterior, At the air conditioning unit
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Grounding
Water Pipe Connection, Copper
Branch Wiring Circuits, Breakers & Fuses: Branch Wiring
Copper, Aluminum 220 only
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Lighting Fixtures, Switches & Receptacles: Discretionary Improvements
additional receptacles in some areas may be desirable
GFCI & AFCI: GFCI Location
Exterior, Bathrooms, Main Panel
Branch Wiring Circuits, Breakers & Fuses: Concealed Wiring

Wiring concealed or behind finishes cannot be fully examined or evaluated.

Branch Wiring Circuits, Breakers & Fuses: Limited Access

Access to electrical switches and receptacles was obstructed in some ares.

Lighting Fixtures, Switches & Receptacles: Accessible Receptacles and Switches

When present, furniture and storage can limit access to receptacles and switches.  

Lighting Fixtures, Switches & Receptacles: No receptacles in Hallways

As is typical in homes of this age, there are either no or limited receptacles in the hallways and foyers.  They were likely not required at the time of placement.  They can be added as needed.

GFCI & AFCI: Concealed components

Electrical components concealed from view cannot be completely inspected or evaluated.

9.3.1 - Branch Wiring Circuits, Breakers & Fuses

Loose Connections
at the main level family room

Receptacles that are worn with loose connectors should be replaced.

Contractor Qualified Professional
9.3.2 - Branch Wiring Circuits, Breakers & Fuses

Ungounded 3 prong
left of the patio door in the informal dining room

Ungrounded 3-prong outlets should be improved.  A grounded cable could be strung to this outlet, or a separate ground wire could be connected.  Some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type outlet where grounding is not provided.

Contractor Qualified Professional
9.3.3 - Branch Wiring Circuits, Breakers & Fuses

Loose receptacles
at the north and west livingroom

Loose receptacles should be properly secured.

Contractor Qualified Professional
9.4.1 - Lighting Fixtures, Switches & Receptacles

Closet Lights
in the master bedroom and laundry

Exposed light bulb fixtures in closets or storage spaces can be a fire hazard.  Covered fixtures should be used.

Contractor Qualified Professional
9.5.1 - GFCI & AFCI

No GFCI Protection Installed
at the bar sink, at the garage, at the kitchen, at the hot tub circulating pump.

GFCI receptacles are protection against electrician in wet or damp locations.  Missing GFCI receptacles should be replaced.

Here is a link to read about how GFCI receptacles keep you safe. 

Electric Electrical Contractor

10 - Fireplace

Masonry, Insert
Vents, Flues & Chimneys: Material
Metal, Masonry

11 - Attic, Insulation & Ventilation

Flooring Insulation
General Condition
Insulation levels typical
Attic Access
Closet, Bedroom
Attic Insulation: Insulation Type
Blown, Fiberglass
Attic Insulation: Inches
18 Inches
Ventilation: Ventilation Type
Soffit Vents, Box vents
Exhaust Systems: Exhaust Fans
Attic Structure: Ceiling and Roof Structure
Trusses, Rafters, Plywood
Basement insulation: Basement Insulation
Foam, Not Visible
Basement insulation: Crawlspace Insulation
No Crawlspace
Basement insulation: Insulation Depth
unknown inches
Wall Insulation: Insulation Depth
5.5 Inches
Wall Insulation: Wall Insulation
Lack of access

Insulation levels are difficult to assess due to lack of access.

Attic Insulation: Concealed Insulation

Concealed insulation cannot be fully inspected or evaluated.

Attic Insulation: Insulation estimated

Insulation levels are estimated.

Attic Insulation: Sloped Ceilings

There is no access to sloped ceiling areas so they cannot be fully evaluated.

Attic Structure: Concealed Structure

Concealed structural components cannot be fully inspected or evaluated.

Attic Structure: No Access to Sloped Ceilings

There is no access to the attic space over the sloped ceilings.

Wall Insulation: Concealed Insulation

Wall insulation is estimated only and cannot be fully evaluated.

11.1.1 - Attic Insulation

Vermin evidence

Evidence would suggest that mouse intrusion has been a problem in the past. It would be wise to inquire into the history of this issue with the current owner.

House front 1 Deck Contractor
11.2.1 - Ventilation

Attic Ventilation Insufficient
Over the garage

Attic venting was insufficient at time of inspection. Modern standards recommend at least 1.5 square feet of venting area for every 300 square feet of attic floor space.   This can reduce moisture and ice damming and reduce heat damage to shingles.

11.2.2 - Ventilation


There is condensation in the attic space related to excess interior moisture and inadequate ventilation.  This kind of moisture can eventually lead to mold or mildew problems or damage or deterioration in the attic sheathing.  The first step is to reduce interior moisture levels and then monitor the condition. Continued in moisture build-up would indicate to need to improve attic ventilation.

12 - Doors, Windows & Interior

Walls: Wall Material
Ceilings: Ceiling Material
Suspended Ceiling Panels, Drywall
Floors: Floor Coverings
Carpet, Tile, Vinyl, Wood
Doors: Doors
Windows: Window Type
Casement, Double-hung, Single Pane, Sliders, Thermal, Fixed Pane, Awning
Smoke Detectors: Smoke detector location
Inside Bedrooms, Outside Bedrooms
Carbon Monoxide Detectors: CO detector location
None Visible
Other Components : Components
Door Bell
Storage and furniture

Storage and furniture restricted the inspection.

12.2.1 - Ceilings

Patching unknown
in the central master bedroom

There is evidence of patching.  The cause of this patching is unknown.  It would be wise to inquire with the seller as to the history of this patching.

12.2.2 - Ceilings

Stain(s) Ice Damming

There is a stain suspected to be the result of past ice damming on the roof.  It would be wise to inquire into the history of this leakage.

12.2.3 - Ceilings

at the upper main bathroom

There is ;patching and staining that might be the result of past leakage. It would be wise to inquire into the history of such spots.

12.3.1 - Floors

Carpet Worn/Stained
at the basement and loft

Carpet had areas of staining or discoloration and aging.

12.3.2 - Floors

Damaged (General)
in the basement and the north east bedroom

There are worn or damaged flooring surfaces.

12.3.3 - Floors

Modest installation
in the kitchen

Modest flooring installation may not perform well.

12.3.4 - Floors

Tiles Cracked
at the upper main and master bathroom

The floor tile is cracked and grout is loose.  The installation of the tile floor is less than ideal.  It is very common for tile floors to be installed without the benefit of sufficient underlayment or floor stiffening.  This can influence the long term performance of the floor.

12.3.5 - Floors

Vinyl Damage
at the basement stairway, the main level bathroom and the kitchen

Vinyl damage can be repaired as desired.

12.4.1 - Doors

Noticeable Damage
at the main level entry, at the north east bedroom entry and closet

There is notable damage to the door surface.

12.4.2 - Doors

Privacy Lock
at the master bathroom

A bathroom door does not have a privacy lock.

12.4.3 - Doors

Damaged Hardware
at the laundry room closet

For better performance, damaged or missing door hardware should be replaced.

12.4.4 - Doors

Screen Damaged
at the master bedroom patio door

The door screen is damaged.  It should be repaired as necessary.

12.5.1 - Windows

at the loft and the the basement rec room

The window shows evidence of condensation.  Controlling indoor humidity levels and refinishing  (if needed) would help to control this condition.  Mold or mildew should be cleaned prior to finishing.

12.7.1 - Steps, Stairways & Railings

Baluster Spaces Too Wide

The baluster space is not up to modern safety standards. The space between balusters should not be greater than 4 inches for child safety. Recommend a qualified handyman or original installer repair and bring up to code. 

12.7.2 - Steps, Stairways & Railings

No Handrail
at the garage, the loft and at the basement

Staircase had no handrails. This is a safety hazard. Recommend a qualified handyman install a handrail. 

12.7.3 - Steps, Stairways & Railings

Head Clearance
at the basement and family room

Stairway head clearance is less than the 6'8" normally required for safety.  This is typical in older homes and is often difficult to correct.

Contractor Qualified Professional
12.7.4 - Steps, Stairways & Railings

Railing Height
to the second floor

The height of the stairway railing may not be sufficient for safety.  36 inches is the minimum recommended height.  It is recommended that this condition be altered where possible for improved safety.

12.7.5 - Steps, Stairways & Railings

Stair attachment
in the basement mechanical room

For safety and stability, stairs stringers should be attached via metal straps or hangers.

12.7.6 - Steps, Stairways & Railings

Graspable Rail

Stairway handrails that qualify as graspable handrails should be used at the stairways.

12.8.1 - Kitchen

Cabinets Damaged
under the kitchen sink and the lazy susan

Cabinets had visible damage at time of inspection. 

12.8.2 - Kitchen

Cabinets Lacking Maintenance

Loose doors and hinges should be repaired at the kitchen cabinets.

12.8.3 - Kitchen

Caulk at kitchen backsplash

To prevent water damage the space between the kitchen counters and the wall should be caulked or sealed.

12.9.1 - Bathrooms

Cabinet Damage
at the upper main bathroom

There is cabinet or vanity damage in a bathroom.

12.9.2 - Bathrooms

Caulk and Grout
at the tub enclosure, and the main level shower stall

Cracked, deteriorated and/or missing grout and caulk should be replaced.  Water leaking through non-sealed areas can cause structural damage.  

12.9.3 - Bathrooms

Drain Stopper
at all bathroom sinks

The drain stopper is missing or non-functional.

12.9.4 - Bathrooms

at the outer master bathroom

Damaged, old, leaking or loose faucets should be repaired or replaced.

12.9.5 - Bathrooms

Faucets Aging
throughout the bathrooms

Faucets are aging noticeably.  Replacement will inevitably be necessary.

12.9.6 - Bathrooms

Loose Toilet Tank
at the master bathroom

Loose toilet tanks should be repaired or resecured to prevent leakage.

12.9.7 - Bathrooms

Mineral Deposits

Mineral deposits in faucets and shower heads indicate hard water or water rich in minerals that leave deposits.  Over time, these minerals can build up in piping and fixtures.  Water softening equipment can be added as desired.

12.9.8 - Bathrooms

Staining at bathroom fans

Staining at the bathroom fans usually indicates condensation from either lack of fan use of poor or inadequate exhaust from the fan.  Improvements should be undertaken as necessary.

12.9.9 - Bathrooms

Bathroom fan inadequate
in the hot tub room

Exhaust fans with inadequate flow should be repaired or replaced.

12.9.10 - Bathrooms

Whirlpool tub leak

Leaks in the whirlpool tub should be repaired as required. 

Contractor Qualified Professional
12.9.11 - Bathrooms

Caulking needed
at the master shower stall

To prevent water leakage, joints should be caulked as needed.

12.9.12 - Bathrooms

Caulk shower pan
at the bathrooms

Corners of the shower pan should be caulked or sealed to prevent water damage.

12.9.13 - Bathrooms

Shower door damage
at the main level bathroom

Damaged shower or bath doors should be repaired.

12.10.1 - Smoke Detectors

Old Smoke Detectors
at the top of the loft

Old smoke detectors lose their effectiveness and should be replaced.

12.11.1 - Carbon Monoxide Detectors

No CO Detectors

Carbon monoxide detectors are required within 10 feet of all sleeping areas.  Alternatively, individual detectors may be located inside all bedrooms.

13 - Appliances

Range, Disposal, Dishwasher, Refrigerator/Freezer, Cook top exhaust
Range/Oven/Cooktop: Exhaust Hood Type
Range/Oven/Cooktop: Range/Oven Energy Source
Laundry Appliances: Laundry Appliances
Washing Machine, Dryer, Gas, Vented to the Exterior

Listed appliances are operated, but not fully inspected or evaluated.  Appliances, like any mechanical device, are subject to break downs.  Due to the nature and history of trash compactors, they are never operated.  Ice makers and water dispensers are also not tested.

13.1.1 - Dishwasher

Air Gap

Air gap devices are now required in dishwashing machine drain lines to prevent back flow of sewage from the sanitary sewer lines.  These devices are not critical,  but are recommended.

13.3.1 - Range/Oven/Cooktop

Aging Appliances
the range

Appliances are aging noticeably.  Repairs or replacement will inevitably be necessary.

13.3.2 - Range/Oven/Cooktop

Poor venting

There is limited flow through the kitchen exhaust.  This should be investigated.

13.4.1 - Garbage Disposal

Excessive Noise

Garbage disposal was excessively noisy. Debris should be removed.

Here is a helpful DIY troubleshooting video.

13.5.1 - Laundry Appliances

Older Appliance
the washing machine

Older appliances can beak down or fail without notice.  Replacement should be anticipated.

13.5.2 - Laundry Appliances

Old faucet
at the laundry sink

Old faucets are prone to problems and leakage.

13.5.3 - Laundry Appliances

Water connection leaking

There is leakage at a fixture water line connection.  It should be repaired.

Contractor Qualified Professional