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Having a client in attendance for a review at the end of an inspection is recommended discuss concerns, and answer all questions in person. This will allow for a physical walkthrough of any reported concerns.

The inspection is supplemental to the Property Disclosure. It is the responsibility of the Client to obtain any and all disclosure forms relative to this real estate transaction. This document was prepared as a report of all visual defects noted at the time and date of the inspection. It is not necessarily an all-inclusive summary, as additional testing or inspection information/processes and analysis may be pending. It is subject to all terms and conditions specified in the Inspection Agreement. 

It should be noted that a standard property inspection is a visual assessment of the condition of the property at the time of inspection. The inspection and inspection report are offered as an opinion only, of items observed on the day of the inspection. Although every reasonable effort is made to discover and correctly interpret indications of previous or ongoing defects that may be present, it must be understood that no guarantee is expressed nor implied nor responsibility assumed by the inspector or inspection company. This firm endeavors to perform all inspections in substantial compliance with the inspection standards of practice of the International Association of Certified Home Inspectors (InterNACHI). 

Our inspectors inspect the readily accessible and installed components and systems of a property as follows: This report contains observations of those systems and components that are, in the professional opinion of the inspector authoring this report, significantly deficient or are near the end of their expected service life. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring may be made as appropriate. When systems or components designated for inspection in the InterNACHI Standards are present but are not inspected, the reason the item was not inspected may be reported as well.

Acceptance or use of this Inspection Report shall constitute acceptance of and agreement to all of the provisions of the Agreement for Inspection Services and its Terms and Conditions which are attached to and form a part of this Inspection Report. The scope of the inspection is outlined in the Inspection Agreement, agreed to by the Client.

A common source of dissatisfaction with inspectors sometimes comes as a result of off-the cuff comments made by contractors (made after-the-fact), which often differ from ours. Don’t be surprised when someone says that something needed to be replaced when we said it needed to be repaired, replaced, upgraded, or monitored. Having something replaced may make more money for the contractor than just doing a repair. Contractors sometimes say, “I can’t believe you had this building inspected and they did not find this problem.” There may be several reasons for these apparent over sights:

Conditions during inspection—It is difficult for clients to remember the circumstances in the subject property at the time of the inspection. Clients seldom remember that there was storage everywhere, making things inaccessible, or that the air conditioning could not be turned on because it was less than 65° outside. Contractors do not know what the circumstances were when the inspection was performed.

The wisdom of hindsight—When a problem occurs, it is very easy to have 20/20 hindsight. Anybody can say that the roof is leaking when it is raining outside and the roof is leaking. In the midst of a hot, dry, or windy condition, it is virtually impossible to determine if the roof will leak the next time it rains. Predicting problems is not an exact science and is not part of the inspection process. We are only documenting the condition of the property at the time of the inspection.

A destructive or invasive examination—The inspection process is non-destructive, and is generally non-invasive. It is performed in this manner because, at the time we inspected the subject property, the Client did not own, rent, or lease it. A Client cannot authorize the disassembly or destruction of what does not belong to them. Now, if we spent half an hour under a sink, twisting valves and pulling on piping, or an hour disassembling a furnace, we may indeed find additional  problems. Of course, we could possibly CAUSE some problems in the process. Therein lies the quandary. We want to set your expectations as to what an inspection is, and what it not.

We are generalists—We are not acting as specialists in any specific trade. The heating and cooling contractor may indeed have more heating expertise than we do. This is because heating and cooling is all he’s expected to know. Inspectors are expected to know heating and cooling, plumbing, electricity, foundations, carpentry, roofing, appliances, etc. That’s why we’re generalists. We’re looking at the forest, not the individual trees.

Now that you’ve bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report. 

Home maintenance is a primary responsibility for every homeowner, whether you’ve lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and your InterNACHI Certified Professional Inspector can help you figure this out so that you never fall behind. Don’t let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren’t sure what needs to be done and when. 

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it’s easy to become overwhelmed. However, it’s likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home’s various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into four categories: 

1. Major defects, such as a structural failure; 
2. Things that can lead to major defects, such as a small leak due to a defective roof flashing; 
3. Things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and 
4. Safety hazards, such as an exposed, live buss bar at the electrical panel. 

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). 

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It’s important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home. 

And remember that homeownership is both a joyful experience and an important responsibility, so be sure to call on your InterNACHI Certified Professional Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That’s why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you’re on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

Your InterNACHI-Certified Professional Inspector can show you what you should look for so that you can be an informed homeowner. Protect your family’s health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year’s maintenance inspection with your home inspector today!

Every house should be inspected every year as part of a homeowner’s routine home maintenance plan. Catch problems before they become major defects.

InterNACHI is so certain of the integrity of our members that we back them up with our $10,000 Honor Guarantee. 

InterNACHI will pay up to $10,000 USD for the cost of replacement of personal property lost during an inspection and stolen by an InterNACHI-certified member who was convicted of or pleaded guilty to any criminal charge resulting from the member’s taking of the client’s personal property.  

For details, please visit www.nachi.org/honor. 

We attempt to inspect the roof from various locations from the ground and, if possible, accessing the rooftop using a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer’s specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

The roof of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weather-tightness. 

Check the condition of all roof materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

The roof of the structure was visually inspected according to the standards of practice. 

The  roof covering material was inspected for presence of a properly installed  single layer. Any notable deficiencies or exceptions will be listed in this report. 

The roof covering was visually inspected from all safely accessible areas. Visual inspection includes proper installation and appearance of generally serviceable conditions at the time of the inspection.  This inspection is not a guarantee that a roof leak in the future will not happen. Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system. Any notable deficiencies or exceptions will be listed in this report.

All visible and safely accessible roof structural components were visually inspected for current condition at the time of the inspection. Exterior roof inspection typically includes examination of the visible roof framing including the ridge, rafters and sheathing, and walking over all safely accessible areas. Any notable deficiencies or exceptions will be listed in this report.

Flashing is used to protect areas of the roof from moisture intrusion at the seems where two separate materials, objects, or wall-roof planes meet. The condition was visually inspected and checked for proper installation. Any notable deficiencies or exceptions will be listed in this report.

The combustion appliance exhaust flue and flue flashing were visually inspected for proper installation and current condition at the time of the inspection. The flue gas vent pipe(s) should be in a serviceable condition. Any notable deficiencies or exceptions will be listed in this report. 

The attic had an access hatch that was visually inspected for proper installation, proper sizing, presence of insulation, and current condition. Any notable deficiencies or exceptions will be listed in this report. 

The visible roof framing and structural components in the accessible areas of the attic were visually inspected for proper installation and serviceable condition at the time of inspection. Structural attic components should not be split, damaged, or rotted and should be properly fastened. Any notable differences or exceptions will be listed in this report.

Accessible areas of the attic were inspected for visible signs of water intrusion at the time of the inspection. Any notable deficiencies or exceptions will be listed in this report.

Determining how much insulation should be installed in a house depends upon where a home is located. The amount of insulation that should be installed at a particular area of a house is dependent upon which climate zone the house is located and the local building codes.  Any notable deficiencies or exceptions will be listed in this report.

Insulation levels are specified by R-Value. R-Value is a measure of insulation’s ability to resist heat traveling through it. The higher the R-Value the better the thermal performance of the insulation. Current standards for existing wood-framed buildings for this climate and location are R38-R60. Recommend increasing insulation to achieve current standards as necessary.

The ventilation in the attic was inspected for type and overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

Accessible  and visible vent ducts were visually inspected for proper termination to the exterior of the property, installation, support and current conditions. Any notable deficiencies or exceptions will be listed in this report. 

The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weathertightness. 

Check the condition of all exterior materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

The exterior of the structure was inspected according to the standards of practice. Any notable deficiencies or exceptions will be listed in this report.

The driveway was visually inspected for current conditions. The driveway should in generally serviceable condition. Due to expansive soils, minor cracks are to be expected.  Driveways and parking areas that were far away from the house foundation were not inspected. Any notable deficiencies or exceptions will be listed in this report.

The exterior of the garage door(s) were inspected for overall condition at the time of the inspection. Inspection  typically includes examination of door exterior surface condition, weather-stripping condition and jamb condition. Any notable deficiencies or exceptions will be listed in this report.

The exterior of your home is slowly deteriorating and aging.  The sun, wind, rain and temperatures are constantly affecting it.  Your job is to monitor the house’s exterior for its condition and weather-tightness. 

Check the condition of all exterior wall-covering materials and look for developing patterns of damage or deterioration. 

The cladding or siding was visually inspected for proper installation and current condition. Siding should be generally performing as designed and in acceptable condition. Any notable deficiencies or exceptions will be listed in this report. 

The eaves (overhangs), soffits, and fascia are comprised of those portions of the roof that extend beyond the exterior walls. The eaves protect the siding, windows, and doors from the deteriorating effects of direct rain or snowfall. The accessible eaves, soffits, and fascia were visually inspected for proper installation and current condition. They should be generally performing as designed and in acceptable condition. Any notable deficiencies or exceptions will be listed in this report.

The exterior doors were visually inspected and operated to check for proper installation and current conditions. Inspection of door exteriors typically includes the examination of the following: door exterior surface condition, weather-stripping condition, presence of an effective sweep, jamb condition, threshold condition, moisture-intrusion integrity, handle and lock hardware. Any notable deficiencies or exceptions will be listed in this report.

Light fixtures mounted on the exterior walls of the residence were inspected for proper operation and overall condition at the time of the inspection. Any notable deficiencies or exceptions will be listed in this report.

Exterior electrical outlets were tested for Ground Fault Circuit Interrupter (GFCI)-protection, presence and use of weather-resistant covers, response to testing and overall condition at the time of the inspection. Any notable deficiencies or exceptions will be listed in this report.

A representative number of windows were visually inspected for proper installation and satisfactory condition at the time of inspection. Inspection of window exteriors typically includes an examination of the visible and accessible exterior sash and sill condition, flashing above the window (presence and condition), steel lintels (where applicable), moisture-intrusion integrity. Any notable deficiencies or exceptions will be listed in this report.

The walkways were inspected for overall  condition.  The walkways, driveways, and parking areas that were far away from the house foundation were not inspected. Any notable deficiencies or exceptions will be listed in this report.

The vegetation, grading & drainage, and retaining walls of the property were inspected – especially where they may adversely affect the structure due to moisture intrusion. Grading of the property is checked for it’s ability to drain  runoff from precipitation away from the foundation. Any notable deficiencies or exceptions will be listed in this report.

Inspection of the lawn sprinkler system is beyond the scope of this home inspection. The inspector only noted components as to presence and not operation, design or configuration, and installation of an anti-siphon valve. The sprinkler system valves were not operated or activated. Any notable deficiencies or exceptions will be listed in this report.

The outside water faucet(s) were inspected and tested using a pressure gauge or cap. Faucets are checked for secure attachment and sealant on the siding. Knobs are visually inspected for presence and operated to test proper condition and test for leaks at the time of inspection. Any notable deficiencies or exceptions  will be listed in this report. 

The sump pump discharge pipe was inspected for proper length and ability to rout drainage away from the foundation. Any deficiencies or exceptions will be listed in this report.

The condition and placement of the gas shut off and meter were visually inspected and checked for gas leaks. Any notable deficiencies or exceptions will be listed in this report.

The visible portions of the exterior foundation walls were visually inspected for current conditions. Due to expansive soils, and concrete setting conditions, minor cracks are to be expected. The majority of exterior foundation walls are not visible for inspection as the walls extend underground. Any notable deficiencies or exceptions will be listed in this report.

The exterior vents and vent covers were visually inspected for proper installation and current conditions. They should be secured to wall, not obstructed, and in generally serviceable condition. Any deficiencies or exceptions will be listed in this report.

The railings, guards, and handrails were inspected for overall condition at the time of the inspection. Any notable deficiencies or exceptions will be listed in this report. 

The roof drainage system downspouts were inspected for proper extensions, overall condition and ability to   rout run-off away from the property foundation. Any notable deficiencies or exceptions will be listed in this report.

The door was visually inspected for general installation and condition, fire-resistive construction and equipped with a self-closing or an automatic-closing device to protect against fire and toxic fumes. Any notable deficiencies or exceptions will be listed in this report.

Visual signals of a fire-rated door: 

• Presence of a fire-rated tag
• A solid wood door at least 1-3/8 inches thick 
• Solid or honeycomb-core steel door at least 1-3/8 inches thick
• A tag stating a 20-minute fire-rated door.

The ceiling and walls of the garage were inspected according to the Home Inspection Standards of Practice for overall condition. Any notable deficiencies or exceptions will be listed in this report.

The garage floor was visually inspected for current conditions. The garage floor should be in a generally serviceable condition. Due to expansive soils, minor cracks are to be expected in the slabs or control joints. Some areas of the floor may have been visually obstructed. Any notable deficiencies or exceptions will be listed in this report.

Garage doors have high-tension spring assemblies that you the home-owner need to be aware of. Garage doors should have warning labels present and legible to describe the potential hazards. 

The garage door spring assembly is built-in to assist in lifting the weight of the door. This assembly should be periodically looked over and tested by un-hooking the manual release and lifting the door to check for any difficulty or resistance – if there is any difficulty or resistance when lifting, it is recommended to have the door serviced by a garage door contractor. 

The main warning labels to look for are a general warning label on the door, and a spring warning label attached to either the spring assembly or the back of the door panel. 

Some newer doors have tamper-resistant bottom corner brackets that do not require all of these warning labels.

Manual operation of the garage door was performed to inspect the current operation condition of the door. 

• The manual safety release was pulled to disconnect the door from the opener assembly and the door was manually lifted to half and fully open positions to test the spring assembly’s performance. The door moved freely, and opened and closed without difficulty. The door was inspected as it moves to make sure the hinges are smooth, and rollers stay in the track. The safety release was reconnected, if present.
• The garage door panels and framing brackets were inspected and found to be in satisfactory condition.
• The springs, hinges, and supporting hardware were visually inspected for proper installation and current condition.
• Any notable deficiencies or exceptions will be listed in this report. 

The garage vehicle door opener is comprised of multiple components. The opener motor itself was inspected for proper installation, operations and any add-on features. 

The wall  button should be at least 5 feet above the standing surface and operate as designed.

Any notable deficiencies or exceptions will be listed in this report. 

The proper operation of photo-electric reverse sensors was tested. They are visually inspected for proper installation- vertical distance between the photo-eye beam and the floor should be no more than 6 inches. 

The auto-reverse feature during a non-contact test was inspected. This is tested by waiving an object through the sensors beams as the door is closing. The interruption of the beam successfully triggered the door to automatically reverse.

Federal law states that residential garage door openers manufactured after 1992 must be equipped with photo-electric eyes or some other safety-reverse feature that meets UL 325 standards.

Any notable deficiencies or exceptions will be listed in this report.

Garage electrical outlets were inspected for Ground Fault Circuit Interrupter (GFCI)-protection and overall condition at the time of inspection. The GFCI outlet’s test and re-set functions were also tested for proper operation.

GFCI protection is required for all 15- and 20-amp receptacles, including outlets for refrigerators, sprinkler systems, garage door openers, and washing machines – some items may not be protected on purpose due to the potential for them to go unnoticed and cause damage. Any notable deficiencies or exceptions will be listed in this report.

Cracks – We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. Some of these cracks would fall into a cosmetic defect category, and some cracks may be a consequence of movement, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, therefore a homeowner is responsible to have them evaluated by a specialist.

Air Quality – The homeowner should be aware there may be a number of environmental pollutants, which could include molds or other contaminants, the specific identification of which is beyond the scope of our service. Should you be concerned by anything in general, or by anything found during our inspection, a mold test or indoor air quality test is recommended. 

Hidden Issues – There are a host of lesser contaminants or defects that would likely not be discoverable to the naked eye even if you knew where to look. A home inspection is neither invasive nor exhaustive, we do not have permission to dismantle anything, and we do not have anything more to base an opinion on than current accessible and visual conditions. Hidden contaminants require additional environmental testing to discover -at the least.

Smells – There may be musty odors from past spills, odors from household pets, or odors from cigarette smoke that can permeate walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult to eradicate. However, inasmuch as the sense of smell adjusts rapidly, and the sensitivity to such odors is certainly not uniform, we recommend that you make this determination for yourself. If you or any member of your family suffers from allergies or asthma, it’s recommended that you schedule whatever testing and remedial services may be deemed necessary before the close of escrow.

Our inspection of common living spaces includes the visually accessible areas of ceilings, walls, floors, cabinets, and closets, and includes the testing of a representative number of windows and doors, switches, and outlets. Nationally recognized home inspection standards require testing a minimum of one window, door, switch, and outlet in every room, where accessible. 

Our inspection of bedrooms includes the visually accessible areas of ceilings, walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets.

The walls and ceilings in the interior rooms were visually inspected for proper installation and current conditions. As previously mentioned we may not comment on minor cracks. Many of these cracks are on the surface of the paint, caulk, drywall texture, drywall mud/spackle/putty, or drywall tape and are cosmetic. Any notable deficiencies or exceptions will be listed in this report.

The floors in the interior rooms were visually inspected for the current condition. The floors should appear to be in satisfactory condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The windows were visually inspected for proper installation and satisfactory condition at the time of inspection. Windows are inspected for proper operation, condition of the sill, sash, hardware, and the condition of weather sealing components.  Windows in the home may have damaged thermal seals but they may not have been evident at the time of this inspection.  Dirt on the windows, the presence of screens, exterior, and interior lighting may make thermal seal damage difficult to see.  Evidence of damaged seals can appear and disappear as temperature and humidity change.  For a more thorough evaluation of window seals, the inspector recommends that the windows be professionally cleaned and re-inspected by a professional window contractor. Any notable deficiencies or exceptions will be listed in this report.

A representative number of outlets were visually inspected and tested using an outlet tester. Outlets are checked for power, proper wiring (according to the testing tool,) installation, and placement. Any notable deficiencies or exceptions  will be listed in this report.

Light fixtures mounted in the interior rooms were tested for response to the switches or remotes and visually inspected for proper installation and current condition. Any notable deficiencies or exceptions will be listed in this report.

The guard/hand rail for the interior stairs was inspected for proper security and baluster spacing.  The rails should be  installed at an acceptable height greater than 32 inches.  Step treads and risers should  meet depth and height requirements. Any notable deficiencies or exceptions will be listed in this report.

The existing smoke detectors were inspected, but they are only noted as to presence as of date of inspection. Smoke detectors may work today but not work when you need them to work. This is why it is important for you to test them on a regular basis, monthly at least. Smoke detectors are recommended by the U.S. Product Safety Commission to be installed inside each bedroom and adjoining hallway and on each living level of the property and basement level. Any notable deficiencies or exceptions will be listed in this report.

Carbon monoxide detector(s) were inspected for their presence in appropriate locations within 15 feet from each sleeping area where they can wake occupants from sleeping. 

Additional detectors on every level and in every bedroom of a property provides extra protection. Property owners should remember not to install carbon monoxide detectors directly above or beside fuel-burning appliances, as appliances may emit a small amount of carbon monoxide upon start-up. A detector should not be placed within fifteen feet of heating or cooking appliances or in or near very humid areas such as bathrooms. Any notable deficiencies or exceptions will be listed in this report.

The heating system was turned on using normal operating controls.  As a courtesy to the client, the temperature was checked in all interior rooms that had a heat source installed (bathrooms, kitchens, laundry rooms, and unfinished spaces do not require heat sources).  The inspection of airflow and/or distribution is beyond the scope of the inspection.  We are not able to determine the supply adequacy of the heating system during the course of a general home inspection. Any notable deficiencies or exceptions will be listed in this report.

The kitchen was inspected according to the set standards of practice for home inspectors. A limited inspection was done on the installed appliances. The inspection of appliances is outside the scope of a general home inspection. If the client would like a more intensive inspection of any appliances they should contact a qualified contractor to further evaluate before accepting any agreements.

The walls and ceilings in the kitchen were visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The floors in the kitchen were visually inspected for the current condition. The floor should appear to be in satisfactory condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

The cabinets/shelves in the kitchen were inspected for proper installation, secured with proper hardware, doors and drawers (if present) were operational and overall condition.  Any notable deficiencies or exceptions will be listed in this report.

The counter tops in the kitchen were properly installed, secured properly and in generally satisfactory condition. 

Kitchen electrical outlets were inspected for presence of ground fault circuit interrupter (GFCI) protection, response to testing and overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The kitchen windows were visually inspected for proper installation and satisfactory condition at the time of inspection.  Windows are inspected for proper operation, condition of the sill, sash, hardware, and the condition of weather sealing components.  Windows in the home may have damaged thermal seals but they may not have been evident at the time of this inspection.  Dirt on the windows, the presence of screens, exterior, and interior lighting may make thermal seal damage difficult to see.  Evidence of damaged seals can appear and disappear as temperature and humidity changes.  For a more thorough evaluation of window seals, the inspector recommends that the windows be professionally cleaned and re-inspected by a professional window contractor. Any notable deficiencies or exceptions will be listed in this report.

Light fixtures mounted in the interior rooms were tested for response to switches or remotes and visually inspected for proper installation and current condition. Any notable deficiencies or exceptions will be listed in this report. 

The visible water faucets(s) in the kitchen were inspected and operated for overall  condition, secured properly and function. Inspection for leaks was also performed.  Evaluation of extra fixtures is outside the scope of the inspection. Any notable deficiencies or exceptions will be listed in this report.

The visible drain, waste, and vent piping material in the kitchen were visually inspected for proper installation and for satisfactory current condition. The drains from all functional fixtures were tested during the inspection to verify that they emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously. Any notable deficiencies or exceptions will be listed in this report.

The water shut off valves for the sink were inspected for overall condition at the time of inspection. They were not operated but were visually inspected. Any notable deficiencies or exceptions will be listed in this report.

The food waste disposer was inspected for operation, securely installed, electrical wiring  properly secured with Romex connector and the drain lines installed properly with no leaks at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The dishwasher was operated and checked for leaks at the time of inspection. Inspection of appliances, such as the dishwasher, is outside the scope of a general home inspection. However, as a courtesy to the client, we will operate the dishwasher to confirm that it is working and there are no leaks during the time of inspection. This operation of the dishwasher does not serve as a certification that the dishwasher is properly installed up to current standards, but is meant to give the client additional information that the dishwasher operated and no leaks were visible at the time of inspection. It is common for appliances to fail over time and the dishwasher should be monitored as needed to ensure proper operation in the future.  If the client would like a more intensive inspection of the dishwasher or any other appliance they should contact a qualified contractor to further evaluate before the inspection objection deadline. Any notable deficiencies or exceptions will be listed in this report.

All accessible cooking elements and burners were tested for proper operation at the time of inspection.

The inspection of the range/oven/cooktop is non-exhaustive and limited by nature. This inspection is not an approval or a guarantee that the range/oven/cooktop will last, only a representation of the conditions on the day of the inspection. The range/oven/cooktop are all appliances that typically stop working well or stops working altogether in a sudden instance. If the client would like a more intensive inspection of the range/oven/cooktop or any other appliance they should contact a qualified contractor to further evaluate before accepting any agreements. Any notable deficiencies or exceptions will be listed in this report.

The range hood fan was tested for overall operation at the time of inspection. The device was visually inspected for an operational light and general cleanliness from excessive grease build-up. Any notable deficiencies or exceptions  will be listed in this report.

The permanently installed microwave was inspected for proper mounting, tested, and operation at the time of inspection. This inspection is not an approval or a guarantee that the microwave will last, only a representation of the conditions on the day of the inspection. A microwave is an appliance that typically stops working well or stops working altogether in a sudden instance. If the client would like a more intensive inspection of the microwave or any other appliance they should contact a qualified contractor to further evaluate before accepting any agreements. Any notable deficiencies or exceptions will be listed in this report.

Bathroom doors and hardware were lightly operated and visually inspected for proper installation and current conditions. Smooth door operation may change as the home heats and cools. Any notable deficiencies or exceptions will be listed in this report. 

The exhaust fan in the bathroom was visually inspected and operated using normal controls to examine the proper installation and current conditions. It should operate properly and be in a serviceable condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

The walls and ceilings in the bathroom were visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The floors in the bathroom were visually inspected for the current condition. The floor should appear to be in satisfactory condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

The bathroom windows were visually inspected for proper installation and satisfactory condition at the time of inspection.  Windows are inspected for proper operation, condition of the sill, sash, hardware, and the condition of weather sealing components.  Windows in the home may have damaged thermal seals but they may not have been evident at the time of this inspection.  Dirt on the windows, the presence of screens, exterior, and interior lighting may make thermal seal damage difficult to see.  Evidence of damaged seals can appear and disappear as temperature and humidity changes.  For a more thorough evaluation of window seals, the inspector recommends that the windows be professionally cleaned and re-inspected by a professional window contractor. Any notable deficiencies or exceptions will be listed in this report.

Bathroom outlets were inspected for presence of ground fault circuit interrupter (GFCI) protection, response to testing and overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

Light fixtures mounted in the bathroom were tested for response to switches and visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The cabinets/shelves in the bathroom were  inspected for proper installation and overall condition of doors and drawers. Any notable deficiencies or exceptions will be listed in this report.

The countertops in this bathroom were inspected to ensure they were  secured properly and in generally satisfactory condition. Any notable deficiencies or exceptions will be listed in this report.

The visible drain, waste, and vent piping material in this bathroom were visually inspected for satisfactory condition and intended function. The drains from all functional fixtures were tested during the inspection for reasonable drainage time and overflow when other fixtures were drained simultaneously.

Any notable deficiencies or exceptions will be listed in this report.

The water shut off valves for the sink were inspected for visible leaks and overall condition at the time of inspection. They were not operated but were visually inspected. Any notable deficiencies or exceptions will be listed in this report.

 All functional plumbing fixtures were operated during the inspection and were inspected for proper installation, leaks  and operation. Evaluation of extra fixtures is outside the scope of the inspection. Any notable deficiencies or exceptions will be listed in this report.

The visible components of the toilet were inspected for functionality, recovery and proper installation. The inspector also inspected for leaks at all connections. The water shut off valve was not operated. Any notable deficiencies or exceptions will be listed in this report.

The tub and/or shower areas were inspected for proper sealing or caulking at the time of inspection. Adjacent walls, windows and floors were inspected for overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The hot and cold water supply valves and corresponding supply lines at the fixtures were inspected for proper installation and overall condition.  Hot and cold temperatures were tested for acceptable ranges according to current standards. Any notable deficiencies or exceptions will be listed in this report.

The overall water pressure or flow  was tested by running a minimum of two fixtures at the same time.  The flow is observed to ensure that there is not a significant drop in pressure while the fixtures are running. Any notable deficiencies or exceptions will be listed in this report. 

The heating system was turned on using normal operating controls.  As a courtesy to the client, the temperature was checked in all interior rooms that had a heat source installed (bathrooms, kitchens, laundry rooms, and unfinished spaces do not require heat sources).  The inspection of airflow and/or distribution is beyond the scope of the inspection.  We are not able to determine the supply adequacy of the heating system during the course of a general home inspection. Any notable deficiencies or exceptions will be listed in this report.

Bathroom doors and hardware were lightly operated and visually inspected for proper installation and current conditions. Smooth door operation may change as the home heats and cools. Any notable deficiencies or exceptions will be listed in this report. 

The exhaust fan in the bathroom was visually inspected and operated using normal controls to examine the proper installation and current conditions. It should operate properly and be in a serviceable condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

The walls and ceilings in the bathroom were visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The floors in the bathroom were visually inspected for the current condition. The floor should appear to be in satisfactory condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

Bathroom outlets were inspected for presence of ground fault circuit interrupter (GFCI) protection, response to testing and overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

Light fixtures mounted in the bathroom were tested for response to switches and visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The cabinets/shelves in the bathroom were  inspected for proper installation and overall condition of doors and drawers. Any notable deficiencies or exceptions will be listed in this report.

The countertops in this bathroom were inspected to ensure they were  secured properly and in generally satisfactory condition. Any notable deficiencies or exceptions will be listed in this report.

The visible drain, waste, and vent piping material in this bathroom were visually inspected for satisfactory condition and intended function. The drains from all functional fixtures were tested during the inspection for reasonable drainage time and overflow when other fixtures were drained simultaneously.

Any notable deficiencies or exceptions will be listed in this report.

The water shut off valves for the sink were inspected for visible leaks and overall condition at the time of inspection. They were not operated but were visually inspected. Any notable deficiencies or exceptions will be listed in this report.

 All functional plumbing fixtures were operated during the inspection and were inspected for proper installation, leaks  and operation. Evaluation of extra fixtures is outside the scope of the inspection. Any notable deficiencies or exceptions will be listed in this report.

The visible components of the toilet were inspected for functionality, recovery and proper installation. The inspector also inspected for leaks at all connections. The water shut off valve was not operated. Any notable deficiencies or exceptions will be listed in this report.

The tub and/or shower areas were inspected for proper sealing or caulking at the time of inspection. Adjacent walls, windows and floors were inspected for overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The hot and cold water supply valves and corresponding supply lines at the fixtures were inspected for proper installation and overall condition.  Hot and cold temperatures were tested for acceptable ranges according to current standards. Any notable deficiencies or exceptions will be listed in this report.

The overall water pressure or flow  was tested by running a minimum of two fixtures at the same time.  The flow is observed to ensure that there is not a significant drop in pressure while the fixtures are running. Any notable deficiencies or exceptions will be listed in this report. 

The heating system was turned on using normal operating controls.  As a courtesy to the client, the temperature was checked in all interior rooms that had a heat source installed (bathrooms, kitchens, laundry rooms, and unfinished spaces do not require heat sources).  The inspection of airflow and/or distribution is beyond the scope of the inspection.  We are not able to determine the supply adequacy of the heating system during the course of a general home inspection. Any notable deficiencies or exceptions will be listed in this report.

Bathroom doors and hardware were lightly operated and visually inspected for proper installation and current conditions. Smooth door operation may change as the home heats and cools. Any notable deficiencies or exceptions will be listed in this report. 

The walls and ceilings in the bathroom were visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The floors in the bathroom were visually inspected for the current condition. The floor should appear to be in satisfactory condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

The bathroom windows were visually inspected for proper installation and satisfactory condition at the time of inspection.  Windows are inspected for proper operation, condition of the sill, sash, hardware, and the condition of weather sealing components.  Windows in the home may have damaged thermal seals but they may not have been evident at the time of this inspection.  Dirt on the windows, the presence of screens, exterior, and interior lighting may make thermal seal damage difficult to see.  Evidence of damaged seals can appear and disappear as temperature and humidity changes.  For a more thorough evaluation of window seals, the inspector recommends that the windows be professionally cleaned and re-inspected by a professional window contractor. Any notable deficiencies or exceptions will be listed in this report.

Bathroom outlets were inspected for presence of ground fault circuit interrupter (GFCI) protection, response to testing and overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

Light fixtures mounted in the bathroom were tested for response to switches and visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The visible drain, waste, and vent piping material in this bathroom were visually inspected for satisfactory condition and intended function. The drains from all functional fixtures were tested during the inspection for reasonable drainage time and overflow when other fixtures were drained simultaneously.

Any notable deficiencies or exceptions will be listed in this report.

The water shut off valves for the sink were inspected for visible leaks and overall condition at the time of inspection. They were not operated but were visually inspected. Any notable deficiencies or exceptions will be listed in this report.

 All functional plumbing fixtures were operated during the inspection and were inspected for proper installation, leaks  and operation. Evaluation of extra fixtures is outside the scope of the inspection. Any notable deficiencies or exceptions will be listed in this report.

The visible components of the toilet were inspected for functionality, recovery and proper installation. The inspector also inspected for leaks at all connections. The water shut off valve was not operated. Any notable deficiencies or exceptions will be listed in this report.

The hot and cold water supply valves and corresponding supply lines at the fixtures were inspected for proper installation and overall condition.  Hot and cold temperatures were tested for acceptable ranges according to current standards. Any notable deficiencies or exceptions will be listed in this report.

The overall water pressure or flow  was tested by running a minimum of two fixtures at the same time.  The flow is observed to ensure that there is not a significant drop in pressure while the fixtures are running. Any notable deficiencies or exceptions will be listed in this report. 

The heating system was turned on using normal operating controls.  As a courtesy to the client, the temperature was checked in all interior rooms that had a heat source installed (bathrooms, kitchens, laundry rooms, and unfinished spaces do not require heat sources).  The inspection of airflow and/or distribution is beyond the scope of the inspection.  We are not able to determine the supply adequacy of the heating system during the course of a general home inspection. Any notable deficiencies or exceptions will be listed in this report.

Bathroom doors and hardware were lightly operated and visually inspected for proper installation and current conditions. Smooth door operation may change as the home heats and cools. Any notable deficiencies or exceptions will be listed in this report. 

The exhaust fan in the bathroom was visually inspected and operated using normal controls to examine the proper installation and current conditions. It should operate properly and be in a serviceable condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

The walls and ceilings in the bathroom were visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The floors in the bathroom were visually inspected for the current condition. The floor should appear to be in satisfactory condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

Bathroom outlets were inspected for presence of ground fault circuit interrupter (GFCI) protection, response to testing and overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

Light fixtures mounted in the bathroom were tested for response to switches and visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The cabinets/shelves in the bathroom were  inspected for proper installation and overall condition of doors and drawers. Any notable deficiencies or exceptions will be listed in this report.

The countertops in this bathroom were inspected to ensure they were  secured properly and in generally satisfactory condition. Any notable deficiencies or exceptions will be listed in this report.

The visible drain, waste, and vent piping material in this bathroom were visually inspected for satisfactory condition and intended function. The drains from all functional fixtures were tested during the inspection for reasonable drainage time and overflow when other fixtures were drained simultaneously.

Any notable deficiencies or exceptions will be listed in this report.

The water shut off valves for the sink were inspected for visible leaks and overall condition at the time of inspection. They were not operated but were visually inspected. Any notable deficiencies or exceptions will be listed in this report.

The visible components of the toilet were inspected for functionality, recovery and proper installation. The inspector also inspected for leaks at all connections. The water shut off valve was not operated. Any notable deficiencies or exceptions will be listed in this report.

The tub and/or shower areas were inspected for proper sealing or caulking at the time of inspection. Adjacent walls, windows and floors were inspected for overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The hot and cold water supply valves and corresponding supply lines at the fixtures were inspected for proper installation and overall condition.  Hot and cold temperatures were tested for acceptable ranges according to current standards. Any notable deficiencies or exceptions will be listed in this report.

The overall water pressure or flow  was tested by running a minimum of two fixtures at the same time.  The flow is observed to ensure that there is not a significant drop in pressure while the fixtures are running. Any notable deficiencies or exceptions will be listed in this report. 

The heating system was turned on using normal operating controls.  As a courtesy to the client, the temperature was checked in all interior rooms that had a heat source installed (bathrooms, kitchens, laundry rooms, and unfinished spaces do not require heat sources).  The inspection of airflow and/or distribution is beyond the scope of the inspection.  We are not able to determine the supply adequacy of the heating system during the course of a general home inspection. Any notable deficiencies or exceptions will be listed in this report.

Laundry doors and hardware were lightly operated and visually inspected for proper installation and current conditions. Smooth door operation may change as the home heats and cools. Any notable deficiencies or exceptions will be listed in this report. 

The laundry area had a passive vent in place for ventilation purposes. Normally an exhaust fan or an openable window is needed for proper ventilation, and in some designs, a passive vent will achieve the necessary air flow. 

The walls and ceilings in the laundry were visually inspected for proper installation and current conditions. Any notable deficiencies or exceptions will be listed in this report.

The laundry windows were visually inspected for proper installation and satisfactory condition at the time of inspection. Windows are inspected for proper operation, condition of the sill, sash, hardware, and the condition of weather sealing components.  Windows in the home may have damaged thermal seals but they may not have been evident at the time of this inspection.  Dirt on the windows, the presence of screens, exterior, and interior lighting may make thermal seal damage difficult to see.  Evidence of damaged seals can appear and disappear as temperature and humidity changes.  For a more thorough evaluation of window seals, the inspector recommends that the windows be professionally cleaned and re-inspected by a professional window contractor. Any notable deficiencies or exceptions will be listed in this report.

The floors in the laundry area were visually inspected for the current condition. The floor should appear to be in satisfactory condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

Laundry electrical outlets were inspected for presence of  ground fault circuit interrupter (GFCI) protection, response to testing and overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The 220-volt dryer electrical outlet was inspected and for overall operation an condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

A dyer vent connection was installed in the laundry area. The dryer vent connection was examined visually only. A visual examination will not detect the presence of lint accumulated inside the vent, which is a potential fire hazard. We recommend that you have the dryer vent cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist. Lint accumulation can occur even in approved, properly installed vents. Any notable deficiencies or exceptions will be listed in this report.

The heating system was turned on using normal operating controls.  As a courtesy to the client, the temperature was checked in all interior rooms that had a heat source installed (bathrooms, kitchens, laundry rooms, and unfinished spaces do not require heat sources).  The inspection of airflow and/or distribution is beyond the scope of the inspection.  We are not able to determine the supply adequacy of the heating system during the course of a general home inspection. Any notable deficiencies or exceptions will be listed in this report.

The plumbing supply system had a shutoff valve installed. It appeared to be in serviceable condition but testing the operation of this valve is not within the scope of a property inspection.  

The valve was not operated during the inspection; however, it should be “exercised” periodically to maximize its useful life so that it will remain functional when the need arises.

Water pipe fittings connected to the adjacent pipes appeared to be in a serviceable condition at the time of the inspection.

Any notable deficiencies or exceptions will be listed in this report.

The main water supply line material is considered what enters the home from the city or well. The water supply to the house was inspected for overall condition at the time of the inspection. 

It is recommended to ask the homeowner for details regarding the water source. 

It is recommended to have water potability testing done if there is any question about drinking tap water. Any notable deficiencies or exceptions will be listed in this report.

The exposed and visible distribution piping running from the main source to each faucet or fixture was inspected for overall condition. Any notable deficiencies or exceptions will be listed in this report. 

 Water pressure was inspected to determine an acceptable range of 40 to 80 pounds per square inch (PSI) at the time of inspection. For rural properties supplied by well water, the acceptable pressure level can start at 30 PSI. Any notable deficiencies or exceptions will be listed in this report.

The drain system was inspected for overall condition at the time of inspection. The drain system should have at least one accessible cleanout for regular maintenance on the main drain vent/pipeline. Pipes should have a proper slope and be securely installed. The drainage from all functioning plumbing fixtures was tested during the inspection to search for visible leaks in the accessible main drain line. Any notable deficiencies or exceptions will be listed in this report.

The interior gas piping was visually inspected for acceptable conditions and tested for leaks at accessible areas. Gas piping should not be corroded or have evidence of leakage at any of the exposed gas piping. Not all areas are accessible due to installation location behind walls or on high ceilings. Pressure testing is considered beyond the scope of a property inspection. Any notable deficiencies or exceptions will be listed on this report.

The meter was inspected for proper proper height measuring between 4 feet and  6 feet above the walking surface. The electric meter was also checked to ensure it was properly secured to the property and  to be in serviceable condition at the time of the inspection. Any notable deficiencies or exceptions will be listed in this report.

The main electrical distribution panel was inspected for proper installation and overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The manufacturer’s label was inspected for presence. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed, and grounding/bonding information for that particular model. Any notable deficiencies or exceptions will be listed in this report.

The circuit label was inspected for it’s presence. Determining the accuracy of the labeling is beyond the scope of a standard residential home inspection and was not verified. When the opportunity arises, we recommend verifying the accuracy of the labeling by actually operating the breakers. Any notable deficiencies or exceptions will be listed in this report.

The main electrical disconnect was provided by a two-pole circuit breaker mounted in the main distribution panel. The breaker appeared to be in good condition, although it was not tested during this inspection. Any notable deficiencies or exceptions will be listed in this report.

Electrical service-entrance conductors were inspected for presence and overall  condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

Electrical over-current protection devices (circuit breakers and fuses) were not tested but visually inspected, for satisfactory installation and condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report. 

The water heater age (2021) was determined by the photo included in this report. According to the U.S. Department of energy, these major appliances are intended to run for between 8 and 12 years. Be advised that every water heater will age differently relative to the following life span factors: water quality, mineral buildup, frequency of flushing, the volume of water utilized, size of the tank, brand, and quality of water heater. Although it was operating at the time of the inspection, the inspector can not determine the remaining life of the water heater.

The lifespan of water heaters depends on the following: 

-The quality of the water heater 

-The chemical composition of the water 

-The long term water temperature settings 

-The quality and frequency of past and future maintenance

Flushing the water heater tank once a year and replacing the anode rod every 4 years will help extend its lifespan. You should keep the water temperature set at a minimum of 120 degrees Fahrenheit to kill microbes and a maximum of 130 degrees to prevent scalding

The water heating equipment had a cold water supply shutoff valve installed. The valve was not operated during the inspection; however, it should be “exercised” periodically so that it will remain functional when the need arises.

Water pipe fittings connected to the water heating equipment were visually inspected for the serviceable condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

Water pipe fittings connected to the water heating equipment were visually inspected for the current condition at the time of inspection. Any deficiencies or limitations will be listed in this report.

The heating system had an expansion tank/valve installed to allow for thermal expansion of water in the plumbing pipes. The expansion tank was inspected for proper installation and overall condition. We do not dismantle, drain or inspect the inside of the tank. Any notable deficiencies or exceptions will be listed in this report.

The draft diverter of the gas-fired water heater was inspected for  proper clearance from combustibles,  alignment and overall condition. Water heater venting systems are designed to moderate vent temperatures and control exhaust velocity by mixing room-temperature air with hot exhaust gasses. Any notable deficiencies or exceptions will listed in this report.

The water heater should be equipped with a TPR (Temperature Pressure Relief) valve and a properly-configured TPR valve discharge pipe which is properly connected to the T&P relief valve and terminates within 6″ from the floor. This device is an important safety feature and should not be altered or tampered with, and was not tested as part of the inspection. Any notable deficiencies or exceptions will be listed in this report.

The water heating equipment was inspected for proper support, overall condition and leaks. Any notable deficiencies or exceptions will be listed in this report.

The drain valve was inspected for presence and overall condition at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The water heater was “F.V.I.R.” (Flammable Vapor Ignition Resistant) compliant and had a sealed burn chamber that was not visible for inspection. Any notable deficiencies or exceptions  will be listed in this report.

The gas water heater had either a glow plug or an electronic spark ignition that automatically ignites when demand for hot water is called for by the thermostat. The thermostat is a dial with general temperature settings such as warm, hot, and very hot.

The water heater is inspected for it’s response to  demand for hot water and operation of the ignition system. Any notable deficiencies or exceptions will be listed in this report.

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It’s your job to get the HVAC system inspected and serviced every year. And if you’re system has an air filter, be sure to keep that filter cleaned. 

AFUE – Annual Fuel Utilization Efficiency

AFUE measures a gas furnace’s efficiency in converting fuel to energy. For example, a furnace that has an 80 percent AFUE rating can turn 80 percent of the energy it consumes into heat. The other 20 percent is lost during the heating process. Efficiency relates to cost of use, with low efficiency costing the most.

Information from the heating system data plate is shown in the photo and contains the manufacturer, serial number, size, and date (2021). 

In most cases, furnaces last between 15 to 20 years but many are in service for over 40 years. Furnace life expectancy, like any other product, will vary greatly for a number of reasons. Installation quality and proper sizing, personal comfort preferences and thermostat settings, climate, quality of your heating fuel source, and regular furnace maintenance all can play a role in either extending… or reducing furnace lifespan. Without putting an actual number on it, your furnace can last as long as you continue to keep up with routine, annual maintenance, and minor repairs. And when a major issue presents itself, the decision to repair or replace your furnace with a new one will go a long way towards determining the actual lifespan of your current model.

Opinions about furnace life expectancy will vary from individual to individual. Much like your car, it’s not uncommon for an older furnace to need some basic repairs. One homeowner might want a new model the first time a minor repair is needed and the furnace is out of warranty. Another might be willing to make a number of repairs before deciding the old furnace is finished. Others might even be willing to replace major components like a heat exchanger or blower motor. But basing your expectation on a furnace’s warranty might be a good place to start.

The gas-fired heating system exhaust flue was visually inspected for proper installation and current condition. The exhaust flue should be in a serviceable condition with proper connections, slope, and clearance from combustibles. Any notable deficiencies or exceptions will be listed in this report.

The service disconnect must be within sight of the heating system. Although it was not operated, it should be  in a serviceable condition at the time of the inspection. Any notable exceptions will be listed in this report.

The gas supply piping should include a shutoff valve in the vicinity of the heating system for service personnel and emergency use. The shutoff valve was checked for evidence of gas leakage at any of the exposed gas piping. Any notable  deficiencies or exceptions will be listed in this report. The valve was not operated as part of the inspection.

The heating/cooling system had a condensation discharge pipe connected to a drain or condensate pump installed at the heating system. This pipe was visually inspected for the current condition and proper routing to an acceptable discharge location. Any notable deficiencies or exceptions will be listed in this report. 

There was HVAC ductwork installed on the property.  Warm-air heating systems, including heat pump systems, use ductwork to distribute the warm air throughout the house.  The inspector will attempt to determine if each room has a heat source, but may not be able to access every duct register.  Most of the ductwork is concealed within the walls and floor systems of the property and cannot be fully evaluated for proper installation or configuration. Any notable deficiencies or exceptions will be listed in this report.

The HVAC system was equipped with an air filter. The air filter is visually inspected to check that it is clean and properly secured into position. Any notable deficiencies or exceptions will be listed in this report. 

The heating system blower was visually inspected for satisfactory operating conditions at the time of the inspection. Preventative maintenance would include changing air filters at recommended intervals. Blowers are subjected to high dirt, dust, and lint conditions and should be cleaned upon moving in and regularly throughout usage. Any notable deficiencies or exceptions will be listed in this report.

The thermostat(s) was installed at a location in the property, which appears to be adequate to operate the HVAC system efficiently. The thermostat(s) was fastened securely to the wall, activated the HVAC unit, and appeared to be in serviceable condition. The inspector takes two pictures of the thermostat. The first picture is to show all of the settings on the thermostat before the inspector operates it and the second picture shows that the inspector has reset the thermostat back to the original settings after the operation.

A mid or high-efficiency furnace uses a glow plug for an ignition source for the gas furnace burners. The glow plug was inspected for operation at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The heating operation and furnace burners were visually inspected for overall operational at the time of the inspection. A furnace burner is a component of a furnace where the air mixes with fuel and is burned in order to create heat. Any notable deficiencies or exceptions will be listed in this report.

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan, and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the property’s exterior so that the heat collected inside the property could be released to the outside air. Evaporator coils designed to collect heat from the property interior were located inside a duct at the furnace. The system uses an R-22 type refrigerant. Recently, this product has become expensive to replace. 

Information from the air-conditioner data plate is shown in the photo and contains the manufacturer, serial number, size, and date of manufacture. Any notable deficiencies or exceptions will be listed in this report.

The visible air-conditioner refrigerant lines were inspected for presence and visible signs of damage. Any notable deficiencies or exceptions will listed in this report.

The air-conditioner compressor exterior cabinet was inspected for overall condition at the time of inspection. The compressor cabinet should have unrestricted air flow and be level. Any notable deficiencies or exceptions will be listed in this report.

The service disconnect was located within sight of the cooling system. Although it was not operated, it appeared to be in serviceable condition at the time of the inspection. Any notable deficiencies or exceptions will be listed in this report.

The thermostat(s) was installed at a location in the property, which appears to be adequate to operate the HVAC system efficiently. The thermostat(s) was fastened securely to the wall, activated the HVAC unit, and appeared to be in serviceable condition. The inspector takes two pictures of the thermostat. The first picture is to show all of the settings on the thermostat before the inspector operates it and the second picture shows that the inspector has reset the thermostat back to the original settings after the operation. Any notable deficiencies or exceptions will be listed in this report.

One of the most common problems in a house is a wet basement or foundation. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, peeling paint, efflorescence, and rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and mildew stains. It may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line. 

The basement was inspected according to the Home Inspection Standards of Practice. 

The basement can be a revealing area in the house and often provides a general picture of how the entire structure works. In most basements, the structure is exposed overhead, as are the HVAC distribution system, plumbing supply and DWV lines, and the electrical branch-circuit wiring. Any notable deficiencies or exceptions will be listed in this report.

The basement floor was visually inspected for current conditions. The basement floor should in generally serviceable condition. Due to expansive soils, minor cracks are to be expected in the slabs or control joints. Any deficiencies will be listed in this report. Some areas of the floor may have been visually obstructed. Any notable deficiencies or exceptions will be listed in this report.

Visible basement walls were constructed using a method which will allow for soil movement. This method is usually termed “floating” the walls and involves leaving a gap at the bottom of the wall so that vertical movement (heaving) of the concrete slab basement floor will not be transmitted to the rest of the property structure. Colorado has areas with expansive soils. Expansive soils are soils which increase to many times their original volume in response to increases in soil moisture content, creating forces which can easily damage property structural components such as foundations, floor slabs, flat work and interior and exterior wall coverings. Any notable deficiencies or exceptions will be listed in thus report.

The structural components were not visible and installed behind or under finish materials. 

No visible signs of water intrusion were present at time of inspection. Any notable deficiencies or exceptions  will be listed in this report.

All visible electrical components in the basement were inspected for overall condition at time of inspection. Any notable deficiencies or exceptions will be listed in this report.

The visible accessible plumbing in the basement were inspected for overall  condition at time of inspection. Any notable deficiencies or exceptions will be listed in this report.

As stated in the Inspection Agreement, and acknowledged by the Client, the parties agree that all buildings contain some amount of mold and that the inspector is held harmless from any claim arising from the presence of any level or species of mold, which may exist in, or on, the structure or property either at the time of the inspection or identified or discovered anytime thereafter. Mold can occur at any time, and for a variety of reasons, including water penetration or elevated moisture content. It may also remain hidden from view, or return at any time after cleaning if the root cause for the mold growth was not identified and corrected. As the inspection is visual only, and therefore noninvasive, it is virtually impossible for an inspector to identify all conditions which could result in mold growth, and is also impossible for an inspector to reasonably identify an area of mold growth. The Client further acknowledged and agreed that the inspector is not responsible for the discovery of toxins of any type, either inside or outside the subject structure and/or property.

The general home inspection does not include confirmation of the presence of molds of any type. Many types of molds exist to which different people show widely varying levels of sensitivity. Testing for molds requires a specialist inspection. The inspector recommends that you have specialist testing performed if molds are a concern to you. The inspector offers limited mold testing as an ancillary inspection.