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1961 County Road 2049
Froid MT 59226
08/17/2017 9:00 am

82
Items Inspected
28
Recommendations
20
Safety hazards

1 - Inspection Details

In Attendance
Client
Occupancy
Vacant
Style
Ranch
Temperature (approximate)
78 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear

2 - Roof

IN NI NP R
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X X
2.4 Skylights, Chimneys & Other Roof Penetrations X X
Number of layers of shingles
One
Roof Pitch
6:12
Roof Type/Style
Gable
Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
None
Flashings: Material
Galvanized Steel
Inspection Method
Ground, Ladder, Roof
Coverings: Roof Pictures

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 inspector’s opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's 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
  • R = Recommendations
2.1.1 - Coverings

Shingles Missing

Observed areas that were missing sufficient coverings. Recommend qualified roofing contractor evaluate & repair. 

Roof Roofing Professional
2.2.1 - Roof Drainage Systems

Gutters Missing

There are no gutters present on the structure.  Gutters are recommended because they collect rain water from the roof and direct it away form the building.  The crawlspace floor is below the exterior grade, so it is very important to direct the roof drainage away from the foundation with gutters and downspouts that extend 10 feet away from the foundation.  This needs immediate attention to help reduce water intrusion in the crawlspace that will cause damage, mold and indoor air quality issues.

Contractor Qualified Professional

3 - Exterior

IN NI NP R
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X X
3.3 Adjacent Walkways and Driveways X X
3.4 Stairs, Steps, Stoops, Stairways and Ramps X X
3.5 Porches, Patios, Decks, Balconies and Carports X X
3.6 Railings, Guards and Handrails X X
3.7 Eaves, Soffits & Fascia X X
3.8 Representative Number of Windows X X
3.9 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Ladder, Walked the Roof, Infrared
Siding, Flashing & Trim: Siding Material
Metal, Brick veneer
Siding, Flashing & Trim: Siding Style
Horizontal
Exterior Doors: Exterior Entry Doors
Steel
Adjacent Walkways and Driveways: Driveway Material
Concrete
Adjacent Walkways and Driveways: Walkway Material
Concrete
Porches, Patios, Decks, Balconies and Carports: Appurtenance
Front porch
Porches, Patios, Decks, Balconies and Carports: Deck Material
Composite
Porches, Patios, Decks, Balconies and Carports: Patio Material
None

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. 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
  • R = Recommendations
3.1.1 - Siding, Flashing & Trim

Flashing/Trim Improperly Installed

Flashing & trim pieces were improperly installed on one decorative dormer window, which could result in moisture intrusion and damaging leaks. Recommend a qualified siding contractor evaluate and repair.

Contractor Qualified Professional
3.1.2 - Siding, Flashing & Trim

Dryer Vent Damaged
West

The dryer vent cover was missing.  Correction needed
Wash Appliance Repair
3.1.3 - Siding, Flashing & Trim

Incomplete work
North

The brick or stone veneer was not installed on the front of the structure.  Completion required to reduce the possibility of water intrusion and damage. 
Contractor Qualified Professional
3.1.4 - Siding, Flashing & Trim

Unsealed Penetraions

 Penetraions in the siding need to be caulked to reduce water and insect intrusion.
Wrench DIY
3.2.1 - Exterior Doors

Minor Door Frame Rot
Garage

I observed signs of minor wood rot at the bottom of one or more door frames.   Wood that is in contact with the soil or concrete should be sealed and protected.

Paint roller Painter
3.2.2 - Exterior Doors

Sliding Glass Doors Don't Lock

The sliding glass doors did not lock at the handle. The floor lock was operational but the handle locks should be corrected.
Contractor Qualified Professional
3.9.1 - Vegetation, Grading, Drainage & Retaining Walls

Inadequate Grading

I observed what was inadequate grading of the property that may adversely affect the structure due to moisture intrusion.  The crawlspace floor is below the exterior grade so it is very important to maintain effective drainage away from the foundation.  This is an air quality safety hazard because the crawlspace floor was wet at he time of the inspection. Correction will help prevent water intrusion in the crawlspace floor that will cause mold, wood damage and indoor air quality issues. 

Contractor Qualified Professional

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP R
4.1 Foundation X X
4.2 Basements & Crawlspaces X X
4.3 Floor Structure X X
4.4 Wall Structure X X
4.5 Ceiling Structure X X
Inspection Method
Crawlspace Access, Infrared, Visual
Foundation: Material
ICF Insulated Concrete Foam
Basements & Crawlspaces: Location Of The Crawlspace Access
Master Walkin Closet
Floor Structure: Material
Engineered Floor Trusses
Floor Structure: Sub-floor
OSB
Floor Structure: Basement/Crawlspace Floor
Dirt

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
  • R = Recommendations
4.1.1 - Foundation

Water Intrusion
Crawlspace

Water intrusion was evident on the surface of the floor slab or in the basement/crawlspace. This can compromise the soil's ability to stabilize the structure and could cause damage. Recommend a qualified contractor identify the source of moisture and remedy. 

Read this helpful link on moisture prone crawlspaces:
http://www.nachi.org/inspect-correct-vented-crawlspace.htm
 

Contractor Qualified Professional
4.2.1 - Basements & Crawlspaces

Inadequate Crawlspace Insulaion

The insulation was inadequate above the foundation in the crawlspace.  This can lead to moisture and mold damage due to condensation.  I recommend insulation be installed by a qualified professional.  
Contractor Qualified Professional
4.2.2 - Basements & Crawlspaces

No Vapor Barrier in Crawlspace

The crawlspace did not have sufficent ground vapor barrier.  This is one of the primary causes of moisture and mold problems in crawlspaces.  I recommend a vapor barrier be properly installed by a qualified professional.  Vapor barrier should be taped and sealed at all seams and extend six inches up and be taped and sealed to the insulated foundation wall.
Once again here is a link to a helpful article on moisture prone crawlspaces.  I have added it in multiple places to make sure you see it.

http://www.nachi.org/inspect-correct-vented-crawlspace.htm
Contractor Qualified Professional
4.2.3 - Basements & Crawlspaces

Large Animal Feces in Crawlspace

Large animal feces were found in the crawlspace.  The crawlspace is a conditioned space there the HVAC return air flows through so it is an air quality health hazard that needs immediate and thorough cleanup before occupying the structure.
Contractor Qualified Professional
4.3.1 - Floor Structure

Possible Mold

Observed signs of possible mold in one or more areas in the flooring structure in the crawlspace. Recommend identifying source or moisture intrusion and sending samples to a lab for testing. 

Hardhat Mold Inspector
4.4.1 - Wall Structure

Observed cutting, notching and boring of framing members

I observed cutting of engineered floor joists at the crawlspace opening.  This can weaken the structure and cause premature failure of the floor joists.  I recommend a qualified professional evaluate the structure at the crawlspace opening.

Contractor Qualified Professional
4.4.2 - Wall Structure

Imporper Bottom Plate Fastening

It appeared the bottom plate was improperly fastened to the sill plate on the foundation wall.  Bolts or straps were not visible from the crawlspace.  I observed That the Bottom plate that the engineered floor joists rest on was fastened to the foundation sill plate with nails and not bolts or straps.  These bolts/straps serve as your structure's primary form of resistance against several types of building loads.  Straps can be installed on the outside of the structure where they are not visible.  I recommend that the fastening in this area be reviewed by a qualified professional and corrected if deemed necessary.
Contractor Qualified Professional

5 - Heating

IN NI NP R
5.1 Equipment X X
5.2 Normal Operating Controls X
5.3 Distribution Systems X X
5.4 Vents, Flues & Chimneys X
5.5 Equipment Fuel Supply Shut-off Valve X
5.6 Presence of Installed Heat Source in Each Room X X
Equipment: Brand
Rheem
Equipment: Energy Source
Electric
Equipment: Heat Type
Forced Air, Heat Pump
Normal Operating Controls: Thermostat Location
Great Room West Wall
AFUE Efficiency Rating
0

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Distribution Systems: Ductwork
Insulated, Non-insulated
Equipment Fuel Supply Shut-off Valve: HVAC Breaker Locations
On Furnace, Main Breaker Panel, Outside by Compressor

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 or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, 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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
5.1.1 - Equipment

Filter Dirty

The furnace filter is dirty and needs to be replaced every 6 months. 

Here is a DIY video on changing your furnace filter: 

 

Fire HVAC Professional
5.1.2 - Equipment

Needs Servicing/Cleaning

The furnace service panel was off and the furnace was not heating or cooling properly because of it.  This allowed unconditioned and unfiltered air into the HVAC system.  The furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor inspect, clean, service and certify furnace.

Here is a resource on the importance of furnace maintenance.

Fire HVAC Professional
5.3.1 - Distribution Systems

Ducts Not Sealed

Air supply ducts were not properly sealed. Recommend a qualified HVAC contractor seal supply and return ducts for maximum efficiency.

Fire HVAC Professional
5.3.2 - Distribution Systems

Return Air System Missing/Insufficient

Return air registers were insufficient. This can result in poor heating efficiency. Recommend a qualified HVAC contractor evaluate and remedy.

Fire HVAC Professional

6 - Cooling

IN NI NP R
6.1 Cooling Equipment X X
6.2 Normal Operating Controls X
6.3 Distribution System X
6.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Cooling Method
Electric, Central Air Conditioner, Heat Pump
Cooling Equipment: Location
Exterior West
Distribution System: Configuration
Central
Cooling Equipment: Brand
Ruud
Cooling Equipment: SEER Rating
13 SEER

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

7 - Plumbing

IN NI NP R
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X X
7.3 Water Distribution Systems, Fixtures, Faucets and Toilets X X
7.4 Hot Water Systems, Controls, Flues & Vents X X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
7.7 Functional Drainage of Sinks, Tubs and Showers X
7.8 Water Supply Flow Check at Two Fixtures X
Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Floor Drain Size
Drain not present
Drain, Waste, & Vent Systems: Waste Line Material
PVC
Water Distribution Systems, Fixtures, Faucets and Toilets: Water Supply Material
Pex, Poly
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Hot Water Systems, Controls, Flues & Vents: Capacity
47 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Crawlspace
Main Water Shut-off Device: Location
Crawlspace
Crawlspace
Main water shut-off is a curb stop style valve in the crawlspace inside a PVC pipe.
Drain, Waste, & Vent Systems: Waste Size
3 Inch
Water Distribution Systems, Fixtures, Faucets and Toilets: Incomplet Master Shower not inspected
The master shower was under construction so no plumbing tests were done here.  The Master Jacuzzi Tub maintenance hatch was not present, therefore the Tub pump and plumbing were not inspected.  The tub drain pipe is visible in the crawlspace but not the pump and other plumbing.
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
7.2.1 - Drain, Waste, & Vent Systems

Improper Connection

An improper connection was observed at a drain, waste or vent pipe. Recommend a qualified plumber evaluate and repair before occupying the home.
Pipes Plumbing Contractor
7.2.2 - Drain, Waste, & Vent Systems

Leaking Pipe
East Bathroom

A drain, waste and/or vent pipe showed signs of a leak. Recommend a qualified plumber evaluate and repair.
Pipes Plumbing Contractor
7.4.1 - Hot Water Systems, Controls, Flues & Vents

No Drip Pan

No drip pan was present. Recommend installation by a qualified plumber.
Pipes Plumbing Contractor
7.4.2 - Hot Water Systems, Controls, Flues & Vents

TPR Valve Extension Missing

The Hot water heater was missing the TPR (Temperature Pressure Relief) valve extension.  To prevent injury from super heated water/steam the TPR Valve should be extended to with in six inches of the floor. 

Wash Appliance Repair

8 - Electrical

IN NI NP R
8.1 Service Entrance Conductors X
8.2 Electrical Service Head/Gooseneck and Drip Loops X
8.3 Electric Meter, Service Mast and Conduit/Raceway X
8.4 Main Service Disconnect, Main & Subpanels, Breakers and Fuses X X
8.5 Branch Wiring Circuits, Grounding and Bonding X X
8.6 Lighting Fixtures, Switches & Receptacles X X
8.7 GFCI & AFCI Protection X X
8.8 Smoke Detectors X X
8.9 Carbon Monoxide Detectors X X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum
Main Service Disconnect, Main & Subpanels, Breakers and Fuses: Main Panel Location
Mud Room
Main Service Disconnect, Main & Subpanels, Breakers and Fuses: Panel Manufacturer
Homeline
Main Service Disconnect, Main & Subpanels, Breakers and Fuses: Panel Type
Circuit Breaker
Branch Wiring Circuits, Grounding and Bonding: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Grounding and Bonding: Wiring Method
NM Cable/Romex
Smoke Detectors: Smoke Detector Locations
Outside of Bedrooms, In Each Bedroom, Attached Garage
Main Service Disconnect, Main & Subpanels, Breakers and Fuses: Main Service Disconnect Location
At Main Panel, Mud Room
Main Service Disconnect, Main & Subpanels, Breakers and Fuses: Panel Capacity
200 AMP
Main Service Disconnect, Main & Subpanels, Breakers and Fuses: Sub Panel Location
Out Building

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. 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 serviceentrance 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 of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke 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 timecontrolled 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
  • R = Recommendations
8.4.1 - Main Service Disconnect, Main & Subpanels, Breakers and Fuses

Breaker Incorrectly Wired

Circuit breaker was incorrectly wired with a loose red wire.  This indicates that work was probably not performed by a licensed electrician and poses a safety hazard. Recommend that a licensed electrician check the entire panel and repair and replace as need.

Electric Electrical Contractor
8.4.2 - Main Service Disconnect, Main & Subpanels, Breakers and Fuses

Missing Labels on Panel

At the time of inspection, panel was missing labeling. Recommend a qualified electrician or person identify and map out locations. 

Electric Electrical Contractor
8.4.3 - Main Service Disconnect, Main & Subpanels, Breakers and Fuses

Cover Missing

The sub panel in the outbuilding was missing its cover.  Immediate correction required. 
Electric Electrical Contractor
8.5.1 - Branch Wiring Circuits, Grounding and Bonding

Junction Box Cover Missing

One or more Junction boxes were missing their covers.  Recommend immediate correction.

Contractor Qualified Professional
8.6.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Missing

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
Electric Electrical Contractor
8.6.2 - Lighting Fixtures, Switches & Receptacles

Light Inoperable
Kitchen

The light was not operating in the kitchen above the dish washer.
Electric Electrical Contractor
8.6.3 - Lighting Fixtures, Switches & Receptacles

No Power at Receptacle
Garage South wall

I tested a receptacle in which power was not present at the location.

Contractor Qualified Professional
8.6.4 - Lighting Fixtures, Switches & Receptacles

Reverse Polarity
Garage North West

One or more receptacles have been wired with reverse polarity. This can create a shock hazard. Recommend licensed electrician evaluate & repair.
Electric Electrical Contractor
8.7.1 - GFCI & AFCI Protection

No GFCI Protection Installed

No GFCI protection present at location.  Receptacles near water should all be GFCI Protected. Recommend licensed electrician upgrade by installing ground fault receptacles at location.

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

Electric Electrical Contractor
8.7.2 - GFCI & AFCI Protection

No AFCI Protection Installed

No AFCI protection present at Location. AFCI standards were introduced in 1999 and are required in new dwelling construction and when installing new circuits in an existing dwelling.   Recommend licensed electrician upgrade by installing arc fault receptacles at location.

Her is a helpful link to learn when to use Arc Fault Cir

http://www.wikihow.com/Determine-when-to-Use-Arc-Fault-Circuit-Interrupters-(Af-Circuit-Breakers)

Electric Electrical Contractor
8.8.1 - Smoke Detectors

Missing Smoke Detecror
Crawlspace

The crawlspace should have a smoke detector.  Here are two helpful articles about smoke detectors.

https://www.nachi.org/home-depot-smoke-detectors.htm

https://www.nachi.org/smoke-alarm-inspection.htm

 

Wash Appliance Repair
8.9.1 - Carbon Monoxide Detectors

Missing Carbon Monoxide Detector

I could not identify if the hard wired smoke detectors in the home were also carbon monoxide detectors.  They were not well labeled.  One per floor (including crawlspace) and one in an attached garage is recommended. 

 Here are some helpful articles on Carbon Monoxide.

https://www.nachi.org/carbon-monoxide.htm

http://www.extension.iastate.edu/pages/communications/CO/co1.html

Wrench DIY

9 - Attic, Insulation & Ventilation

IN NI NP R
9.1 Attic Insulation X X
9.2 Vapor Retarders (Crawlspace or Basement) X
9.3 Ventilation X X
9.4 Exhaust Systems X X
9.5 Roof Structure & Attic X X
Dryer Power Source
220 electric
Dryer Vent
Metal, Metal (Flex)
Flooring Insulation
None
Attic Insulation: R-value
44
Attic Insulation: Insulation Type
Batt, Blown
Ventilation: Ventilation Type
Gable Vents, Soffit Vents, Thermostatically Controlled Fan
Roof Structure & Attic: Roof Structure Material
OSB
Exhaust Systems: Exhaust Fans
East Bathroom
Fan Only
Fan in east bathroom was inoperable.

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
  • R = Recommendations
9.1.1 - Attic Insulation

Insufficient Insulation
Attic

Insulation depth was inadequate in some areas such as above the east bedrooms and along the traveled pathway above the great room.  I measured between 10 and 18 inches and an estimated average R value of 42.  Recommend a qualified attic insulation contractor install additional insulation.

House construction Insulation Contractor
9.1.2 - Attic Insulation

Missing Insulation
Great room Peak and Master Bedroom

The peaks of the vaulted great have missing insulation.  This can cause unnecessary heating and cooling costs and possibly condensation in the attic.

Contractor Qualified Professional
9.3.1 - Ventilation

Attic Fan Inoperable
Attic

Attic fan was inoperable at time of inspection. Recommend an attic fan specialist evaluate and repair.

Contractor Qualified Professional

10 - Doors, Windows & Interior

IN NI NP R
10.1 Doors X X
10.2 Windows X X
10.3 Floors X X
10.4 Walls X X
10.5 Ceilings X X
10.6 Steps, Stairways & Railings X X
10.7 Countertops & Cabinets X X
Windows: Window Type
Casement, Thermal
Windows: Window Manufacturer
Unknown
Floors: Floor Coverings
Carpet, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood

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, steamgenerating 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
  • R = Recommendations
10.1.1 - Doors

Door Doesn't Latch
Northeast Bedroom

Door doesn't latch properly. Recommend handyman repair latch and/or strike plate.
Contractor Qualified Professional
10.2.1 - Windows

Improper Installation

Window cranks are not operating properly due to substandard installation.  The window cranks are not secure and I Recommend a qualified professional review and repair.  The windows themselves open and close properly.
Contractor Qualified Professional
10.5.1 - Ceilings

Minor Damage

Minor damage or deterioration to the ceiling was visible at the time of the inspection.  It did not appear to be water damage and had no reading on the moisture meter.

Contractor Qualified Professional

11 - Built-in Appliances

IN NI NP R
11.1 Dishwasher X X
11.2 Refrigerator X X
11.3 Range/Oven/Cooktop X X
11.4 Garbage Disposal X
Dishwasher: Brand
Maytag
Refrigerator: Brand
Samsung
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Range/Oven Brand
GE
Range/Oven/Cooktop: Exhaust Hood Type
Vented

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
11.1.1 - Dishwasher

Inoperable

Dishwasher was inoperable using standard controls and the door would not close. Recommend a qualified plumber or contractor evaluate. 

Contractor Qualified Professional

12 - Garage

IN NI NP R
12.1 Ceiling X X
12.2 Floor X X
12.3 Walls & Firewalls X X
12.4 Garage Door X X
12.5 Garage Door Opener X
12.6 Electrical X X
12.7 Garage Heating Equipment X
12.8 Occupant Door (From garage to inside of home) X X
Description
2 1/2 Car
Garage Door: Material
Aluminum
Garage Door: Type
Automatic
Ceiling: Description
Sheetrock
Walls & Firewalls: Description
Sheetrock
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
12.1.1 - Ceiling

Moisture Intrusion

Garage ceiling shows signs of moisture intrusion. To prevent further damage or growth of mold, I recommend a qualified contractor evaluate the source of moisture instrusion. 

Contractor Qualified Professional
12.3.1 - Walls & Firewalls

Damaged Drywall

Garage wall had damaged drywall. Recommend drywall contractor repair. 

Putty knife Drywall Contractor
12.3.2 - Walls & Firewalls

Heat Vent Penetrations In Garage Firewall

HVAC systems that supply air to the living space of a house must not supply air to or return air from a garage. A furnace or air handler is prohibited from serving both the garage and living spaces. If a garage is conditioned, it must be by an independent HVAC system. Garage could contain contaminants that would affect the indoor air quality of the living spaces.  This will also compromise the garage firewall with a penetration for fire to access the home.

Contractor Qualified Professional
12.6.1 - Electrical

Receptacles not GFCI Protected

Not all of the Receptacles were GFCI Protected.  It is advisable to have all of the garage receptacles GFCI protected.  about half in the garage were not.  The main concern would be vehicles thawing off in the winter and creating puddles on the floor thus a possible shock hazard.  Recommend updating all receptacles in the garage.
Wash Appliance Repair
12.8.1 - Occupant Door (From garage to inside of home)

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. 

DIY Resource Link.

Door Door Repair and Installation Contractor

13 - Out Building

IN NI NP R
Pictures
The outbuilding was under construction at the time of the inspection but was missing some of the roof covering.  Recommend completing the roofing and siding to protect the structure.  A functional water well and electric sub panel were present.  The structure looked was well built and sound.  The sub panel should have a cover installed.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations