2 – Roof

2.2.1 – Roof Covering
Roof Covering 1
Roof Covering 2
ALLIGATORING

The roof covering material had an “alligatored” look.   A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.2.2 – Roof Covering
Roof Covering 3
Roof Covering 4
Roof Covering 5
DAMAGED/DETERIORATED

The roof covering material was damaged/deteriorated in some areas.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.2.3 – Roof Covering

Roof Covering 6

DEGRANULATED

Some of the shingles appeared to be de-granulated in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.2.4 – Roof Covering
Roof Covering 7
NEARING END OF LIFE CYCLE

The roof covering appeared to be at or near the end of its serviceable life. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.2.5 – Roof Covering

Roof Covering 8

SEAMS/EDGES NOT SEALED

The roof covering material was not sealed at the edges and/or seams in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.2.6 – Roof Covering
Roof Covering 9
SIGNS OF REPAIR

The inspector observed signs of repair at the time of inspection. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.6.1 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 1
CORRODED

One or more combustion exhaust flue(s) showed signs of rust/corrosion.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.7.1 – Roof Drainage Systems
Roof Drainage Systems 1
DEBRIS IN GUTTERS

Gutters were full of debris or granules in areas and need to be cleaned. The debris in gutters can clog drainage, or be a sign gutters are sloped improperly – Either of which may cause problems by overflowing to introduce excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement.

Debris in gutters can also conceal rust, deterioration or leaks that are not visible until cleaned.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 3 – Attic, Insulation and Ventilation
3.1.1 – Attic Access
Attic Access 1
DIRTY
HATCH DIRTY PRIOR TO INSPECTION

The attic access hatch was dirty and had marks, fingerprints, or scuffs on it. A qualified contractor should evaluate and repair or replace as necessary.

3.1.2 – Attic Access
Attic Access 2
HATCH NOT INSULATED

The attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.

3.2.1 – Attic Structural Components
Attic Structural Components 1
Attic Structural Components 2
ROOF DECKING SPLIT

The roof decking was split.  A qualified contractor should evaluate and repair or replace as necessary.

3.3.1 – Attic Moisture Intrusion
Attic Moisture Intrusion 1
WATER INTRUSION

Signs of previous water penetration or intrusion into the attic. Water marks or stains were observed. Recommend asking seller if there’s any recent incidents that have been documented or mitigated.

Further evaluation is recommended.

3.4.1 – Insulation in Attic
Insulation in Attic 1
NOT UNIFORM

The insulation is not uniform: thicker in areas, thinner in areas, or possibly missing in some areas.

Recommend a qualified contractor evaluate and repair or replace as needed.

 4 – Exterior
4.2.1 – Driveways
Driveways 1
CRACKING – MODERATE

The concrete driveway was moderately cracked. Cracks that progress to a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. Cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.

4.2.2 – Driveways
Driveways 2
HEAVING AND/OR SETTLING

The driveway showed signs of heaving and/or settling in areas. Heaving is often caused by soil that has expanded in volume due to increased moisture content, or by wet soil which has expanded as it became frozen. Settlement is when the soil below a concrete slab is loose, or it can no longer support the weight causing it to sink or crack. This condition could potentially cause a trip hazard.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.2.3 – Driveways
Driveways 3
PITTED
The driveway surface was pitted in areas. A qualified contractor should evaluate and repair or replace as necessary.
4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
CRACKING – MINOR

Siding showed cracking and or damage in one or more places. Recommend monitoring, and if the problem exacerbates, a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
INADEQUATE GROUND CLEARANCE

The distance between the bottom of wood components and the ground surface (or grade) was not sufficient. In locations that have little or no snow, the distance should be no less than 8 inches. In locations with significant lasting snow, the bottom of wood elements should be no less than 8 inches above the average snow depth.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.3 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 3
Wall-Covering, Flashing & Trim 4
Wall-Covering, Flashing & Trim 5
PEELING PAINT

Peeling paint was present in areas.

Recommend a qualified contractor should evaluate and repair or replace as needed.

4.4.4 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 6

Wall-Covering, Flashing & Trim 7

SEAL GAPS AT INTERSECTIONS
MULTIPLE AREAS

Gaps at intersections of the siding, trim, and door and window openings, as well as any other holes in the siding, should be sealed with an appropriate sealant to prevent water penetration into the wall system. A qualified contractor should evaluate and repair or replace as necessary.

4.4.5 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 8

SIGNS OF REPAIRS

There were signs of previously repaired damage. Recommend inquiring with current homeowners for any further information. Should repairs be significant or failing, we recommend a qualified contractor should evaluate and repair or replace as needed.

4.4.6 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 9

Wall-Covering, Flashing & Trim 10

SWOLLEN – MOISTURE INTRUSION

The siding/trim had a swollen appearance due to moisture intrusion.

Recommend a qualified contractor should evaluate and repair or replace as needed.

4.5.1 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 1
DETERIORATED, ROTTED

Components of the eaves, facia, and/or soffit were deteriorated or rotted. Adjacent portions may also have signs of water damage and be warped, swollen, or have peeling paint and will eventually begin to rot if left untreated or cause has not been corrected.

A qualified contractor should evaluate and repair or replace as necessary.

4.5.2 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 2
MOISTURE DAMAGE

Components of the eaves, facia, and/or soffit was warped, swollen, or had peeling paint which are signs of water damage. The materials will eventually begin to rot if left untreated or cause has not been corrected.

A qualified contractor should evaluate and repair or replace as necessary.

4.6.1 – Exterior Doors

Exterior Doors 1

DAMAGE – DOOR

The surface of the exterior door was damaged or in poor condition.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.7.1 – Electrical Fixtures

Electrical Fixtures 1

DAMAGED – FIXTURE/COVER

The exterior light fixture or light cover was damaged. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

4.8.1 – Electrical Outlets
NO EXTERIOR GFCI PROTECTION
HOUSE

No Ground Fault Circuit Interrupter (GFCI) protection was provided for the exterior electrical outlets. Although GFCI protection of exterior circuits may not have been required at the time in which this property was built, modern building and safety standards now require them. This is a reflection of the current understanding of the potential hazards. The inspector recommends updating the existing exterior electrical circuits to include GFCI protection. A qualified contractor should evaluate and implement according to current standards.

4.8.2 – Electrical Outlets
Electrical Outlets 1
NOT WORKING
DETACHED GARAGE GFCI

An exterior electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.9.1 – Windows

Windows 1

DAMAGED – SCREEN

One or more window screens were damaged or deteriorated.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.9.2 – Windows
Windows 2
MISSING – SCREEN

A window was a missing a window screen.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.11.1 – Walkways
Walkways 1
Walkways 2
CRACKING – MODERATE

There were signs of moderate cracking on the walkway(s) in areas. Cracks that progress to a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. Cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.

4.11.2 – Walkways

Walkways 3

Walkways 4
CRACKING – SIGNIFICANT

There were signs of significant cracking on the walkway(s) in areas. Cracks that with a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. These cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.

4.11.3 – Walkways
Walkways 5
HEAVING AND/OR SETTLING

The walkway(s) showed signs of heaving and/or settling in areas. Heaving is often caused by soil that has expanded in volume due to increased moisture content, or by wet soil which has expanded as it became frozen. Settlement is when the soil below a concrete slab is loose or it can no longer support the weight causing it to sink or crack.

  • This causes cracks in the concrete.
  • This creates trip hazards that could result in injury.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
NEGATIVE GRADING

The property had areas of neutral or negative drainage, which will route runoff from precipitation to the foundation.  Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions.The ground around the property should slope away from all sides, ideally 6 inches for the first 10 feet from the house foundation perimeter. Downspouts, surface gutters and drains should also be directing water away from the foundation. A qualified contractor should evaluate and repair as necessary according to current standards.

4.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 2
TREE BRANCHES OVER PROPERTY

Large trees near the house have branches which overhang the property. Falling branches due to conditions such as wood decay, high winds or heavy snow loads may cause injury, death or damage. Significant weakening of large branches by conditions such as core decay may not be visible by persons without special training. Consider having these trees evaluated by a qualified arborist. Evaluating trees lies beyond the scope of the general property inspection.

Recommend a qualified contractor evaluate and repair or replace as necessary.

4.13.1 – Sprinkler System Supply Line
Sprinkler System Supply Line 1
MINOR CORROSION

Pipes or valves had minor surface corrosion at the sprinkler supply line. Monitoring and contacting a qualified professional to further evaluate for repairs is recommended

4.17.1 – Exterior Foundation Wall

Exterior Foundation Wall 1

SIGNS OF REPAIR

The exterior foundation wall had signs of repair. Recommend inquiring with the current sellers for more information. Recommend further evaluation by a qualified contractor if the quality of work is poor.

4.21.1 – Roof Drainage – Downspouts & Extensions

Roof Drainage - Downspouts & Extensions 1

DENTED -DOWNSPOUT

Downspout(s) are dented. This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement. When moisture is introduced into the foundation it could also cause possible mold growth. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.21.2 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 2
EXTENSIONS DENTED/DAMAGED

Downspout extensions were dented or damaged in some areas at the time of inspection. This condition can cause a blockage and potential build up of moisture intrusion into the soil next to the foundation walls. This in turn can potentially cause hydro-static pressure against the foundation walls and create adverse results. Recommend further evaluation by a qualified contractor to repair or replace.

4.21.3 – Roof Drainage – Downspouts & Extensions

Roof Drainage - Downspouts & Extensions 3

Roof Drainage - Downspouts & Extensions 4
MISSING – EXTENSIONS

Downspout(s) are missing the proper 6 ft. extensions. This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 5 – Detached Garage
5.6.1 – Vehicle Door

Vehicle Door 1

DAMAGE – FRAMING

The garage door framing was bent, corroded, or damaged and should be further evaluated by a qualified contractor to repair or replace as needed.

5.7.1 – Door Opener
Door Opener 1
Door Opener 2
EXTENSION CORD USED

An extension cord was being used to power the garage door operator. Extension cords are for temporary use only, and the operator should be plugged in to a dedicated outlet.

5.8.1 – Interior Outlets & Fixtures

Interior Outlets & Fixtures 1

NOT WORKING – BULB

A bulb was not working at the time of inspection. Recommend a qualified contractor evaluate and replace the bulb or make necessary repairs to the fixture/switch.

5.9.1 – Windows
Windows 1
MISSING – SCREEN
GARAGE

I observed a missing window screen.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
Ceilings & Walls 1
ACCESS HOLE

The drywall was cut out for an access hole.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.2 – Ceilings & Walls

Ceilings & Walls 2

PAINT PEELING

The paint was peeling in areas.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Floors

Floors 1

Floors 2

FLOOR SOFT

The floor covering was soft or weak when stepped on and may not be properly padded, secured, or supported below.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.2 – Floors
Floors 3
HUMP
MINOR HUMPS IN BASEMENT FLOORING

The floor had a noticeable hump or rise.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.3 – Floors
Floors 4
FLOOR SQUEAKS
1ST FLOOR

The floor squeaks when stepped on.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.4 – Floors

Floors 5

Floors 6

SLOPED

Floor has a dip or is sloped in areas.

Recommend a qualified contractor evaluate and repair or replace as needed.

6.3.5 – Floors
Floors 7
Floors 8
WEAR AND TEAR
THROUGHOUT PROPERTY

The floors showed signs of minor damage and wear, particularly in high-traffic areas.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.1 – Doors

Doors 1

GAP AROUND DOOR

The door had an opening that was too wide leaving a gap or daylight around the door.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.2 – Doors
Doors 2
MISSING – DOOR
FRONT BASEMENT BEDROOM

The door was missing.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.3 – Doors

Doors 3

OFF TRACK

The sliding/folding door would fall off the track when operated.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.4 – Doors
Doors 4
RUBS FLOOR
BASEMENT LAUNDRY AREA

An interior door rubs on the flooring when opening or closing. Recommend a qualified contractor evaluate and repair or replace as needed.

6.5.1 – Windows
Windows 1

Windows 2

IMPROPER INSTALLATION

The basement windows have been installed improperly. The windows were not installed plum or square. Suggest a qualified contractor reinstall the windows plum and square.

6.7.1 – Electrical Fixtures & Switches

Electrical Fixtures & Switches 1

NOT WORKING – BULB(S)

One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.

6.7.2 – Electrical Fixtures & Switches

Electrical Fixtures & Switches 2

NO SWITCHED LIGHT SOURCE

The wall switch was not tied to any of the electrical outlets to be able to operate a lamp using the switch. There was not a ceiling mounted light fixture. A switched light source is required in a habitable room. A qualified contractor should evaluate and repair or replace as necessary.

6.7.3 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 3
FAN LOW HEADROOM
BACK BEDROOM

The ceiling fan in the back bedroom is mounted roughly 5‘5“ off the ground. The fan smacked the inspector in the head during the inspection.

6.8.1 – Stairways & Railings
Stairways & Railings1
HEADROOM

At the interior stairs the steps did not have sufficient headroom.  The minimum stair tread to ceiling measurement is 6’8″ (6’6″ for a spiral staircase) A fall or injury could occur if not corrected.  A qualified contractor should evaluate and repair or replace as necessary.

6.8.2 – Stairways & Railings
Stairways & Railings 2
NO RETURN AT ENDS

At the interior stairs, the handrail had a railing end that did not return to the wall or post.  A fall could occur if something (purse, backpack etc.) caught the end of the railing when descending. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

6.9.1 – Smoke & CO Detectors
CO DETECTOR MISSING
1ST FLOOR

Carbon monoxide detectors were not installed within a specified distance of each room lawfully used for sleeping purposes. The inspector recommends installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009 that requires Carbon Monoxide detectors to be installed in most properties that has a fuel-burning heater or appliance, a fireplace, or an attached garage.

There are no carbon monoxide detectors on the lower or upper level.

6.9.2 – Smoke & CO Detectors
 Smoke & CO Detectors 1
CO DETECTOR NOT OPERATIONAL
THERE WAS NO FUNCTIONING CARBON MONOXIDE DETECTOR

Carbon monoxide detectors were did not operate when tested. The inspector recommends installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009 that requires Carbon Monoxide detectors to be installed in most properties that has a fuel-burning heater or appliance, a fireplace, or an attached garage within a specified distance of each room lawfully used for sleeping purposes.

6.9.3 – Smoke & CO Detectors

Smoke & CO Detectors 2

Smoke & CO Detectors 3

 Smoke & CO Detectors 4

SMOKE DETECTOR NOT WORKING

The smoke detector did not work when tested. A qualified person should repair or replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation 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.

6.9.4 – Smoke & CO Detectors
SMOKE DETECTOR MISSING
THERE WAS NO FUNCTIONING SMOKE DETECTOR AT THE TIME OF THE INSPECTION THROUGHOUT THE PROPERTY FIRST AND SECOND FLOOR

The smoke detector was missing. A qualified person should replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation 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.

6.10.1 – Installed Heat Source

Installed Heat Source 1

BASEBOARD HEATER DAMAGED
FIRST FLOOR LIVING ROOM FRONT VINCE DO NOT FIT THE WHOLE IN THE FLOORING

The baseboard heater was damaged.  A qualified contractor should evaluate and repair or replace as necessary.

 7 – Kitchen
7.4.1 – Floors
Floors 1
WEAR AND TEAR

The floors showed signs of minor damage and wear – particularly in high traffic areas.  A qualified contractor should evaluate and repair or replace as necessary.

7.5.1 – Cabinets & Counters
Cabinets & Counters 1
CAULKING – BACKSPLASH

The counter top needs caulking with silicone along the back splash.  A qualified contractor should evaluate and repair or replace as necessary.

7.5.2 – Cabinets & Counters
Cabinets & Counters 2
DAMAGED – CABINET FLOOR

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinet over the years.

A qualified contractor should evaluate and repair or replace as necessary.

7.5.3 – Cabinets & Counters
Cabinets & Counters 3
WORN FINISH

Counters or cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.

7.14.1 – Range/Oven/Cooktop
Range/Oven/Cooktop 1
MISSING ANTI-TIP PLATE

The anti-tip secure mount plate was not installed at the time of the inspection. This tip plate mounts on the floor and grabs a hold of the foot of the oven. This secure the oven in place so it does not keep forward when you try to remove a large pan or turkey from the oven. Suggest a qualified contractor complete the installation to prevent any accidental tipping of the oven.

 8 – Laundry
8.2.1 – Doors

Doors 1

DAMAGED – DOOR
ONE OR MORE BASEMENT

The door surface was damaged.  A qualified contractor should evaluate and repair or replace as necessary.

8.4.1 – Exhaust Fan
NO VENT NO WINDOW
BASEMENT LAUNDRY AREA

The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.

8.5.1 – Ceilings & Walls

Ceilings & Walls 1

ACCESS HOLE

The drywall was cut out for an access hole.  A qualified contractor should evaluate and repair or replace as necessary.

8.8.1 – Floors

Floors 1

FLOOR DAMAGED

There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor evaluate and repair or replace as needed.

 9 – Bathroom
9.3.1 – Exhaust Fan
Exhaust Fan 1
DIRTY
1ST FLOOR BATHROOM

The bathroom exhaust fan was very dirty and possibly clogged.  A qualified contractor should evaluate and repair or replace as necessary.

9.5.1 – Floors

Floors 1

MISSING/DAMAGED GROUT

The tile floor had missing or damaged grout.  A qualified contractor should evaluate and repair or replace as necessary.

9.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
1ST FLOOR BATHROOM

No ground fault circuit interrupter (GFCI) protection was provided for the bathroom electrical outlets. Although GFCI protection of bathroom circuits may not have been required at the time of in which this property was built, as general knowledge of safe building practices has improved with the passage of time building standards have changed to reflect current understanding. The inspector recommends updating the existing bathroom electrical circuits to provide GFCI protection. This can be achieved by:

1. Replacing the current standard outlets with GFCI outlets.

2.  Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet

3.  Replacing the breaker currently protecting the electrical circuit that contains these outlets with the GFCI breaker.

A qualified contractor should evaluate and repair or replace as necessary.

9.7.2 – Electrical Outlets
Electrical Outlets 2
NOT GROUNDED – GFCI OUTLET
1ST FLOOR BATHROOM

A GFCI outlet was not grounded and did not trip when tested. A GFCI requires a ground wire to route electricity when tripped. A qualified contractor should evaluate and repair or replace as necessary.

9.9.1 – Cabinets & Counters

Cabinets & Counters 1

WORN FINISH

Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.

9.10.1 – Drain Waste and Vent System

Drain Waste and Vent System 1

MISSING – TUB DRAIN STOPPER

The bathtub drain stop was damaged, missing or did not operate properly.  A qualified contractor should evaluate and repair or replace as necessary.

9.13.1 – Toilets
Toilets 1
INADEQUATE CLEARANCE
1ST FLOOR BATHROOM

The toilet had inadequate clearance.  There should be 21 inches of clearance in front of the toilet and 15 inches of clearance measured from the center of the toilet to the sides. A qualified contractor should evaluate and repair or replace as necessary.

9.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – CORNERS AND FLOOR

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter.  A qualified contractor should evaluate and repair or replace as necessary.

 10 – Bathroom 2
10.5.1 – Floors
Floors 1
FLOOR NOT SEALED AT EDGE

The floor covering was not sealed at the edges and may allow moisture intrusion.  A qualified contractor should evaluate and repair or replace as necessary.

10.5.2 – Floors
Floors 2
MISSING TRANSITION PIECE
BASEMENT BATHROOM CARPET TILE TRANSITION PIECE MISSING

A transition piece was missing between two sections of flooring.  A qualified contractor should evaluate and repair or replace as necessary.

10.5.3 – Floors
Floors 3
SLOPED
BASEMENT BATHROOM

Floor has a dip or is sloped in areas.

Recommend a qualified contractor evaluate and repair or replace as needed.

10.8.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
LOOSE – FIXTURE
BASEMENT BATHROOM

The light fixture was loose and/or hanging. A qualified contractor should evaluate and repair or replace as necessary.

10.9.1 – Cabinets & Counters
Cabinets & Counters 1
WORN FINISH

Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.

10.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
FLEX PIPE
BASEMENT BATHROOM

Flexible drain lines can clog, leak or fail. Flex lines design includes multiple folds in which moisture may become trapped and mold may grow.  A qualified contractor should evaluate and repair or replace as necessary.

10.10.2 – Drain Waste and Vent System
Drain Waste and Vent System 2
Drain Waste and Vent System 3
LEAKING
BASEMENT BATHROOM

The sink drain pipe was leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

10.10.3 – Drain Waste and Vent System
Drain Waste and Vent System 4
MISSING – SINK DRAIN STOPPER
BASEMENT BATHROOM

The sink drain stop was missing, damaged or did not operate properly.  A qualified contractor should evaluate and repair or replace as necessary.

10.15.1 – Fixture Valve Installation And Temperature
Fixture Valve Installation And Temperature 1
WATER NOT HOT
BEDROOM

The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.

Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.

Recommend a qualified contractor evaluate and repair or replace as necessary.

 11 – Electrical
11.2.1 – Distribution Panels
Distribution Panels 1
MISSING – CIRCUIT LABELS

The circuit labels were missing, partial, or illegible at the electrical distribution panel. The circuit labels provide information describing the locations each individual circuit breaker provides power too.

Recommend a qualified contractor verify the breakers and accuracy of any existing labeling as necessary.

11.2.2 – Distribution Panels
Distribution Panels 2
OPEN KNOCKOUT – PANEL

An opening in the panel was missing a filler plate. A qualified contractor should evaluate and repair and replace as necessary.

11.2.3 – Distribution Panels
Distribution Panels 3
SCREWS MISSING – PANEL COVER

Screws / fasteners were missing at the electrical panel cover. A qualified contractor should evaluate and repair or replace as necessary.

 12 – Plumbing
12.4.1 – Water Pressure
Water Pressure 1
HIGH WATER PRESSURE
WATER PRESSURE SLIGHTLY OVER 80 PSI

The property water supply pressure  measured at the exterior faucet or laundry appliance hose bib. Property water supply pressure exceeded the 80 pounds per square inch (PSI) limit considered the maximum allowable by generally accepted current standards. Excessively high water pressure can stress connections in the plumbing system and appliances is likely to cause leaks.

A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.

 13 – Water Heating Equipment
13.1.1 – General Information

General Information 1

OLDER THAN 10 YEARS

The water heater was at or beyond its warranty and/or expected life expectancy.

The water heater age 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.

13.5.1 – Draft Diverter & Exhaust Flue
Draft Diverter & Exhaust Flue 1
Draft Diverter & Exhaust Flue 2
TAPED AT CONNECTIONS

The flue pipe was sealed improperly at the time of the inspection. Flue pipe connections should be sealed by 3 or more screws as most tapes (or tape adhesives) are not able to resist prolonged exposure to high heat.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

13.8.1 – Temperature & Pressure Relief Valve
Temperature & Pressure Relief Valve 1
MISSING – PIPE

The temperature pressure relief valve was missing a pipe at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

13.9.1 – Exterior Condition/Leakage
Exterior Condition/Leakage 1
Exterior Condition/Leakage 2
NOT SUPPORTED/LEVEL

The water heating equipment was not properly supported/level. A qualified contractor should evaluate and repair or replace as necessary.

13.12.1 – Operation & Response to Controls
Operation & Response to Controls 1
FLAMES

Flames were not entirely burning a blue color. Orange and yellow flames may be an indicator the fuel-air mixture is not right and gas may not be burning as efficiently as possible. Recommend a qualified contractor evaluate to adjust, repair, or replace fuel-burning components as necessary.

13.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE LOW

The water temperature was below the suggested range of 120-130 degrees. Recommend adjusting the water heater thermostat first. If water does not reach the acceptable range then a qualified contractor should evaluate and repair or replace as necessary.

 14 – Cooling – Evaporative Cooler
14.2.1 – Cabinet, Reservoir, Drain Line
Cabinet, Reservoir, Drain Line 1
CORROSION

The reservoir appears to be corroded or rusted in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.

 15 – Heating
15.1.1 – Heating System Information
SERVICING RECOMMENDED
YEARLY SERVICING RECOMMENDED

Based on the age of the heating system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.

15.2.1 – Exhaust Flue
Exhaust Flue 1
TAPED AT CONNECTIONS

The furnace exhaust flue pipe was sealed improperly at the time of the inspection. Flue pipe connections should be sealed by 3 or more screws as most tapes (or tape adhesives) are not able to resist prolonged exposure to high heat.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

15.9.1 – Air Filter
Air Filter 1
FILTER WRONG SIZE

The HVAC system air filter was incorrectly sized. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict air flow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the heating and cooling system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing filter, as well as cleaning, servicing and evaluating of the HVAC system by a qualified HVAC professional and repair or replace as necessary.

15.10.1 – Blower
Blower 1
BLOWER, CABINET DIRTY

The blower motor, wheel, and/or cabinet appeared to be dirty at the time of inspection. Blower fans/wheels are subjected to constant dirt, dust, and lint and can become overly dirty when not cleaned on a regular basis and even faster if the air filters are not changed regularly.

A qualified contractor should evaluate, clean, and service as necessary, and certify the unit is in good working order.