1234 Main st.
Denver, CO 80203
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:
- Major defects, such as a structural failure;
- Things that can lead to major defects, such as a small leak due to a defective roof flashing;
- Things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and
- 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.
This is a “pre-drywall” inspection only and is intended to identify issues that may need correction before sheetrock is installed. This is not an inspection or application of the code, which may vary somewhat based on the jurisdiction in which the house is built.
The framed construction and mechanical “rough-ins” of the house were substantially complete. The interior insulation has not yet been installed. On the exterior, the roofing, windows, and doors have also been substantially completed.
Overall, the framed construction of the home is of good quality. The materials and workmanship, where visible, are above average. Several repairs are recommended, however, which should be performed by the framing contractor or qualified mechanic.
The homes structural components and attic framing appeared to be in serviceable form at the time of inspection.
The interior framing appeared to be in serviceable form at the time of inspection. Any deficiencies will be listed later in this report.
The nail plates appeared to be installed in the correct locations and appeared to be in serviceable form.
Plumbing plates appeared to be installed in the appropriate locations and were in serviceable form. Any deficiencies will be listed later in this report.
Straps and gusset plates appear to be installed in the correct locations and were in serviceable form. Notable exceptions will be listed later 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.
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.
Interior 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 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.
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.
One stud at the far left side of the upstairs loft was warped at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
One stud at the far right corner of the loft was damaged at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The window had a cracked or broken glass pane in the upstairs middle guest bedroom. A qualified contractor should evaluate and repair or replace as necessary.
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.
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 property contained a pit in the crawlspace for a sump pump but no pump was installed. The sump pit was dry at time of inspection. Recommend monitoring the pit for rising water and consult with a qualified contractor to install a pump as necessary.
A sump pump system protects the property from water intrusion by discharging rising groundwater or by routing surface drainage via the property perimeter drain to the pit, from where it is discharged by the pump to the exterior of the property or to a waste pipe or storm drain. Sump pumps require periodic maintenance to ensure that they work when they’re needed and should be tested on an annual basis to ensure they are in working order. The pumps can be tested by lifting the float, but to avoid potential shock/electrocution hazard testing should be performed using a tool which will not conduct electricity. Pumps have a filter that should be cleaned during routine maintenance. Any notable deficiencies or exceptions will be listed in this report.
Plumbing safety plates were missing at the floor and ceiling in the kitchen pantry at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
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.
The visible portions of the foundation walls were inspected for overall condition at the time of the inspection. Due to expansive soils, and concrete setting conditions, minor cracks are to be expected. 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 basement was visually inspected and checked using a moisture meter reading tool. Any moisture readings taken should be below or within the acceptable range at the time of inspection and there should not be visible signs of water intrusion present at the time of inspection. Any notable deficiencies or exceptions will be listed in this report.
The visible floor structure in the basement were inspected for overall condition at the time of the inspection.
A raised floor structure is constructed with a wooden framework that bridges from one exterior wall to another. This framework may or may not be supported intermediately by pier and post, girders, beams, or walls.
Inspection of the floor structure typically includes examination of the condition and proper installation of the following: Joist condition, Joists supporting structures and members, Connections and fasteners, Floor sheathing. Any notable deficiencies or exceptions will be listed in this report.
The visible floor structural supports in the basement were inspected for overall condition at the time of the inspection.
Structural supports are typically provided by a pier/post and beam system. Any wood used for support posts should be pressure treated and not sit on dirt floors, but instead be on concrete pads with footings that spread the load. Beams (aka girders) are typically iron or pressure treated lumber and should be level and squarely installed on top of wooden posts, masonry piers, or concrete piers. 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.
The concrete floor in the basement was cracked in areas. These cracks appear to be common cracks indicating regular settlement or heaving, but not necessarily structural problems. A qualified contractor should evaluate and repair or replace as necessary.
The concrete floor in the basement was moderately cracked indicating settlement. These cracks should be be monitored at minimum. A qualified contractor should evaluate and repair or replace as necessary.
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.