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HERO Inspections & Environmental

Website: http://HEROinspect.com
Email: hero@HEROinspect.com
Phone: (303) 500-3378
3580 Smuggler Cir 
Boulder CO 80305-7220

 

Property Inspection Report

Client(s):  Mr. & Mrs. Sample
Property address:  123 Main Street
Rocky Mountains, Colorado
Inspection date:  Sunday, December 18, 2016

This report published on Monday, January 08, 2018 1:49:37 PM MST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a health and/or safety hazard
Concern typeMaterial DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeNuisanceCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Exterior
Roof
Garage
Electric Service
Plumbing and Laundry
Heating and Cooling
Water Heater
Living Areas and Hallways
Kitchen
Second Floor Bathroom(s)
Basement
Attic
Fireplaces, Woodstoves and Chimneys
Radon
Swimming Pool
Thermal Imaging
Sewer Scope
HERO Inspection Summary
NACHI Standards of Practice

View summary


General Information
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BUILDING TYPE: Single Family
YEAR BUILDING WAS CONSTRUCTED: 2008
FRONT OF STRUCTURE FACES: Northeast
MAIN ENTRYWAY FACES: Northeast
OCCUPANCY STATUS AT TIME OF INSPECTION: Occupied with Many Furnishings Present
PARTIES PRESENT AT TIME OF INSPECTION: Client(s), Buyer's Agent, Property owner(s), Sellers Agent
NAME OF INSPECTOR(S) PERFORMING THE INSPECTION: David Mack, Greg Fowler
TIME THE INSPECTION BEGAN: 9:00
WEATHER CONDITIONS: Partly cloudy
GENERAL CLIMATIC CONDITIONS: Cold
GROUND CONDITION: Dry
The following items are excluded from this inspection: Irrigation system

1) EXCLUSION NOTIFICATION

Every reasonable effort was made to conduct a visual, non-invasive evaluation of the entire residence according to the Standards of Practice for Home Inspections (see final section of this report or click the following link: NACHI Standards of Practice). However, one or more areas of the residence could not be fully evaluated due to obstructions present such as furnishings, storage equipment, etc.

The pictures below give a general representation of the types of obstructions present in some areas of the residence which prevented a full evaluation. The pictures below are not meant to provide an exhaustive inventory of inaccessible locations at the residence during the time of inspection.

2) FINAL WALK-THROUGH PRIOR TO CLOSING

*** IMPORTANT: CONDITIONS AT THE HOME CAN CHANGE BETWEEN THE TIME OF THE HOME INSPECTION AND THE TIME OF CLOSING. FOR THIS REASON, THE CLIENT SHOULD, IN EVERY CASE, ALWAYS PERFORM A FINAL WALK-THROUGH PRIOR TO FINALIZING THE PURCHASE IN ORDER TO ASSESS THE FINAL CONDITION OF THE HOME.***

The final walk-through prior to closing is the final opportunity for the client to assess the final condition of the home prior to officially purchasing the home.

HERO Inspections and Engineering Services can perform a final walk-through with the client at the time of closing to evaluate conditions that might have changed following the home inspection.

To schedule a HERO Inspector to be present during the final walk through, please contact us at 303.500.3378.

Additional Notes on the Final Walk Through:
  • Some defects/problems existing at the home may not have been observable by the Inspector at the time of the home inspection due to obstructions/restrictions preventing full evaluation in one or more areas. This situation is especially common if the residence was occupied at the time of the inspection due to the presence of furnishings, storage apparatus, etc. Such defects/problems concealed at the time of the home inspection may present themselves at the time of walk-through. The client should be thorough during the walk through. Because HERO performed your home inspection, it is recommended that we be contacted to also be present during the final walk-through since we are already familiar with the home.

  • Depending on the terms of your contract, any defect/problem discovered during the final walk-through may still be be able to be negotiated with the owner/seller of the property prior to closing.

  • Purchasing the property with a known defect/problem releases the seller of all responsibility. The client assumes responsibility for all known defects after settlement.

Should you choose to conduct the final walk through without the assistance of a home inspector, the following is recommended at a minimum:
  • Check all components of the Heating Ventilation and Air Conditioning System. For example, turn the thermostat to the lowest position and be sure the air is blowing cold within a few minutes of the adjustment. Test the heat if the outside air temperature is below 75 degrees Fahrenheit. Try turning the thermostat off completely, wait 20 minutes and repeat these tests. Also confirm that the condenser is operating.
  • Operate all appliances.
  • Run water at all fixtures and flush toilets. Look for plumbing leaks or plumbing back ups.
  • Operate all exterior doors, windows, and locks.
  • Test smoke and carbon monoxide detectors.
  • Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc.
  • Inspect areas that may have been restricted at the time of the inspection, but are no longer restricted.

3) SCOPE OF YOUR HOME INSPECTION AND STANDARDS OF PRACTICE

Home Inspections performed by HERO Inspections and Engineering Services (HERO) are performed in accordance with the Standards of Practice issued by our governing body, the International Association of Certified Home Inspectors (InterNACHI).

The InterNACHI Standards of Practice, which also detail the Scope of the Home Inspection:
  • Were provided to the client via email prior to the inspection;
  • Were outlined in the Inspection Agreement signed by the client prior to the inspection being performed;
  • Can be found in the last section of this report; and
  • Can be reviewed at the following location: NACHI Standards of Practice.

NOTE TO CLIENT: IF YOU HAVE NOT ALREADY DONE SO, HERO HIGHLY RECOMMENDS THAT YOU REVIEW THE STANDARDS OF PRACTICE CAREFULLY ALONGSIDE THIS REPORT IN ORDER TO FULLY UNDERSTAND THE SCOPE OF THE INSPECTION.

CODE OF ETHICS

HERO follows the Code of Ethics issued by InterNACHI. For a complete list of InterNACHI's Code of Ethics, please visit: NACHI Code of Ethics.

4) IMPORTANT NOTE FROM HERO

We are proud of our service and trust you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the overall condition of the property and its components in accordance with the Standards of Practice for our industry (see final section of this report).

As discussed in the Standards of Practice, a home inspection is a visual, non-invasive evaluation of the property. The goal of the home inspection is to give you the information needed to make an informed decision about the home you are considering for purchase. It is not meant to be technically exhaustive and as such we may not have tested every outlet, opened every window or door, or identified every problem. Also, we cannot see behind walls. Thus, you should not regard our inspection as a guarantee or warranty, although we offer our clients limited warranties and guarantees with every inspection.

This document is simply a report that provides an assessment of the general condition of the residence at a given point in time. As a homeowner, you should expect potential problems to occur. Roofs will leak, stucco will wear and systems may fail without warning. We cannot predict future events. For these reasons, you should always keep a comprehensive insurance policy for the residence current.

You are advised to seek two professional opinions and acquire estimates of repair for any and all defects, comments, improvements or recommendations mentioned in this report by qualified contractors.

We recommend that any professional performing repairs at the residence inspects the property further, in order to discover and repair related problems that may not have been identified in this report.

We recommend that all repairs, corrections and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including, HVAC, electricians, engineers and roofers, especially if you are concerned about all previous work being done up to current building and safety codes.

Exterior
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Foundation Material: Poured in Place Concrete
Foundation: Unfinished basement, Finished basement
Apparent Wall Structure: Wood Frame
Wall Covering: Stucco, Stone veneer
Driveway Material: Poured in Place Concrete
Walkways: Poured in place concrete, Pavers, Brick
Front Entryway Type: Solid Core Wood

5) One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.

For more information on caulking, visit:
The Ins and Outs of Caulking.
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6) Minor cracks and/or deterioration were found in one or more sections of stone/brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
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7) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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8) One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.
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9) Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
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10) Caulking/sealant is missing and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
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11) Minor cracks and areas of deterioration were found in one or more sections of stucco siding. A qualified contractor should evaluate and make repairs as necessary, such as sealing cracks to prevent water intrusion and further deterioration in the future.
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12) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
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13) Vent appears to be venting water causing ice to form on siding when the temps are below freezing. This is causing staining and could cause damage to the siding and eventually lead to water intrusion within the walls.
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14) One or more areas of this residence have downspouts that terminate subsurface. This most often occurs because the downspout is designed to channel water to an underground drainage system. However, the presence of an underground drainage systems could not be verified because it was not visible.

Recommend verifying with the current owners that an underground drainage system exists at the property. Also recommend having a qualified contractor evaluate any underground drainage systems for proper drainage and having them make any necessary repairs/replacements to the system.
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Roof
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Roof Inspection Method: Viewed from Eaves on Ladder
Roof Type: Gable
Roof Covering: Tile- Concrete
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

15) One or more roofing tiles are chipped and/or cracked. A qualified roofing contractor should evaluate and replace tiles as necessary.
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16) One or more roofing tiles have slipped, and are loose. A qualified roofing contractor should evaluate and repair as necessary.
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17) Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
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18) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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19)   We are not licensed roofing contractors. Feel free to hire one prior to closing. We do our best to inspection the roof system within the time allotted. We inspect the roof covering, drainage system, the flashings, the skylights, and other installed accessories. We are not required to inspect antennae, interiors of flues or chimneys which are not readily accessible. This is not an exhaustive inspection of every installation detail of the roofing system according to manufacturers specification and local building codes.

Garage
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Garage Door Power: Electric Power

20) The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
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21) Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
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22) The garage vehicle door is damaged or deteriorated. The lower door rail is loose. A qualified contractor should evaluate and repair or replace the door as necessary.
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23) Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
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24)   Deterioration was found in the walls and/or ceilings in one or more areas. The client(s) may wish to repair these areas for aesthetic reasons.
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Electric Service
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Primary Service Type: Underground
Service Voltage (Volts): 120/240
Location of Service Panel: Garage/ Basement
Primary Service Overcurrent Protection Type: Circuit breakers
Location of Main Disconnect in Service Panel: Breaker at top of main service panel
Service Entrance Conductor Material: Aluminum
Grounding Type: Grounding Electrode In Soil
Service Panel Amperage (Amps) Rating: 200 x 2

Plumbing and Laundry
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Water Pressure (psi): 45
Location of Main Water Shut-Off Valve: Basement East Elevation
Location of main fuel shut-off: Exterior West Elevation
Water Service Type: Public
Service Pipe Material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Location of Main Water Shut-Off Valve: Basement

25) The clothes dryer exhaust ducts appear to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
http://chimneykeepers.com/dryerclean.html
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26) The washing machines are installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
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27) This house has a waste water Lift Station that is similar to a sump pump and should be periodically evaluated to ensure it functions correctly.
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28) The clothes washer had clothing in it and was not operated during this inspection. The inspector was unable to fully evaluate the washer and its drain line.
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29) Sump pumps are installed on the premises. This may indicate that water accumulates inside or below the structure. Recommend asking the property owners how often the sump pump operates and for how long at different times of the year. Also, the clients should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how much it operates.
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Heating and Cooling
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Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C Energy Source: Natural Gas
Primary Air Conditioning Type: Split System
AC Manufacturer(s): Rheem
Estimated Age of AC Unit: 2007
Furnace Manufacturer(s): Rheem
Estimated Year of Install Furnace: 2007, 2008
Air Distribution System Material: Sheet Metal Ducts
Location of Air Filter: In return air duct below air handler
Thermostat Location: Throughout the home in 6 locations

30) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
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31) The estimated useful life for air conditioning compressors is 8 to 15 years. The units appear to have reached this age range. Recommend budgeting for a replacement in the near future.
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32) Insulation for the outside condensing unit's refrigerant lines are damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
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33) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
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34) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
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35) The model number of the AC is provided in the photo below.
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36) The model number for the furnace / air handler is provided in the photo below.
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37) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
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38)   We are not licensed HVAC or Steam & Boiler contractors. We recommend you hire one to further evaluate the internal components and building codes for the most recent installation, especially if there are concerns or if the system is older. We do our best to inspection the heating & cooling system within the time allotted. We are not required to inspect internal components which are not readily accessible. This is not an exhaustive inspection of every installation detail of the heating & cooling system according to manufacturers specification and local building codes.

Water Heater
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Type of Water Heater: Tank
Water Heater Manufacturer: A.O. Smith, Rheem
Estimated Age of Water Heater: 2008, 2014
Energy Source: Natural gas
Tank Capacity (Gallons): 50

39) The estimated useful life for most water heaters is 8 to 12 years. Most of the water heaters appear to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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40)   The model number for the water heater is provided in the photo below.
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Living Areas and Hallways
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41) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
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42) The front entry doors are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
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43) One or more doorknobs/handles are damaged and/or deteriorated. Doorknobs/handles should be replaced as necessary.
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44) Electrical switches are broken in one ore more areas and should be replaced.
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Kitchen
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45) Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.
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46) The bracket that attaches the dishwasher to the underside of the countertop is loose, missing or installed in a substandard way. Repairs should be made as necessary, such as installing or reinstalling the bracket, and by a qualified contractor if necessary.
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Second Floor Bathroom(s)
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47) The shower diverter valve for the bathtub faucet is defective. A significant amount of water comes out of the bathtub spout when the shower is turned on. Watbe wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary.

Guest Suite
Bathroom 1,2,3
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48) One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.

Bathroom 2
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49)   Caulk is missing or deteriorated around one or more fixtures such as the base of one or more bathtub spouts and/or at the base of one or more control valves and/or at the base of the shower head back plate. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.

For more information on caulking, visit:
The Ins and Outs of Caulking

Bathroom 3
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Basement
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Pier or support post material: Bearing wall, Steel
Beam material: Steel
Floor structure above: Solid wood joists
Insulation material underneath floor above: None visible

50) Evidence of "light to moderate" rodent activity was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent activity may be a safety hazard due to the risk of contracting http://www.cdc.gov/ncidod/diseases/hanta/hps/noframes/FAQ.htm Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hantavirus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).
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51) Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
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52) One or more window screens were missing, damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
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Attic
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Attic hatch(es) are located: Second floor bedroom closet ceiling
Inspection Method: Partially Traversed
Roof Structure Type: Rafters
Ceiling Structure: Trusses
Insulation material: Fiberglass roll or batt

53) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
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Fireplaces, Woodstoves and Chimneys
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Fireplace type: Masonry, Metal prefabricated

Radon
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54) Radon gas is a colorless and odorless gas released into the ground as a result of uranium decay. This invisible gas can be hazardous to your health in an enclosed structure. The radon inspection report is attached. The radon testing requires air sampling by an electronic radon monitor over a period of 48 hours.

The US Environmental Protection Agency (EPA) and the Surgeon General strongly recommend taking further action when the home’s radon results are 4.0 pCi/Lor greater. The higher a home’s radon level, the greater the health risk to you and your family. Smokers and former smokers are at higher risk. There are very straightforward methods for lowering the radon levels that can be performed for reasonable cost. Even homes with very high levels can be equipped to reduce those levels to below the EPA actionable level of 4.0 pCi/L.

Detailed information about radon and the health effects of radon and the proper steps to take to make your home safe can be found at the website of the EPA ‐ The address is: http://www.epa.gov/radon/pubs/hmbyguid.html#6.c.

The EPA recommends testing your home every two years.

55)   Results: 2.1 pCi/L average
Date & Time Start: 12/15/17 10:00
Date & Time Finish:12/18/17 11:00
Hourly Readings:

RadStar RS300
Radon Detector/Monitor
Version 1.7
Serial#: 04257
Calib.#: 31000 Bkgnd03
TestID#: 30153
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Interval Report

Hour T B AC pCi/L Temp Hum Alpha
001 003.6 - - 0068
002 002.5 - - 0048
003 002.5 - - 0047
004 002.0 - - 0039
005 001.4 - - 0027
006 001.4 - - 0027
007 002.2 - - 0041
008 001.9 - - 0037
009 001.9 - - 0036
010 001.3 - - 0025
011 002.0 - - 0038
012 001.6 - - 0030
013 002.2 - - 0043
014 001.6 - - 0030
015 002.2 - - 0042
016 002.2 - - 0041
017 002.0 - - 0039
018 002.7 - - 0052
019 002.9 - - 0056
020 002.2 - - 0042
021 003.3 - - 0063
022 002.6 - - 0050
023 002.8 - - 0054
024 002.6 - - 0050
025 002.3 - - 0044
026 002.2 - - 0043
027 002.4 - - 0045
028 001.3 - - 0025
029 001.6 - - 0030
030 001.1 - - 0021
031 001.5 - - 0029
032 001.4 - - 0026
033 001.8 - - 0035
034 001.4 - - 0027
035 002.1 - - 0040
036 001.4 - - 0027
037 001.7 - - 0032
038 002.4 - - 0046
039 002.7 - - 0052
040 002.4 - - 0045
041 001.7 - - 0032
042 002.2 - - 0043
043 001.5 - - 0028
044 002.0 - - 0039
045 002.8 - - 0053
046 002.7 - - 0052
047 002.2 - - 0042
048 001.4 - - 0027
049 001.9 - - 0036
050 001.9 - - 0037
051 001.9 - - 0037
052 002.4 - - 0045
053 002.6 - - 0050
054 002.2 - - 0041
055 001.7 - - 0032
056 001.9 - - 0037
057 001.9 - - 0037
058 002.1 - - 0040
059 002.6 - - 0049
060 002.4 - - 0046
061 002.2 - - 0043
062 002.6 - - 0050
063 003.1 - - 0059
064 002.4 - - 0046
065 002.7 - - 0051
066 003.0 - - 0057
067 003.1 - - 0058
068 003.8 - - 0072
069 002.4 - - 0046
070 002.9 - - 0055
071 003.4 - - 0065

Avg: 002.1
Max: 003.8
Min: 001.1

Swimming Pool
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Water level: Empty
Condition of fences and gates: Appeared serviceable
Body type: Below ground ~
Body material: Masonry ~

56) Self-closing devices on one or more gates used with pool or spa fencing were missing. This is a safety hazard because these devices are intended to control access to the pool or spa, especially for children. A qualified person should repair, replace or install as necessary. For more information, visit:
http://www.reporthost.com/?POOLBARR
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Photo 56-1
 

57) The plumbing for the water feature should be painted or protected in some way from UV rays. Sunlight can damage these components with long term exposure.
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Photo 57-1
 

58) The swimming pool and its equipment were not fully evaluated because the pool was winterized. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the electricity supply is fully operable. Note that as per the standards of practice for InterNACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to light pilot lights, operate overcurrent protection devices or operate any controls other than "normal controls".
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Photo 58-1
 

Thermal Imaging
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59) The following thermal images were collected during the thermal image inspection of the outdoors. No anomalies were identified in these images.
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Photo 59-1
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Photo 59-2
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Photo 59-3
Photo
Photo 59-4

60)   The following thermal images were collected during the thermal image inspection of the indoors. No anomalies were identified in these images.
Photo
Photo 60-1
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Photo 60-2
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Photo 60-3
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Photo 60-4

Sewer Scope
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61) Please copy and paste this link into your browser to view your sewer scope report:

https://files.acrobat.com/a/preview/080aa6b0-b98f-4135-b140-925697999d58

62)   Please copy and paste this link into your browser to view your sewer scope video:

https://youtu.be/SFw6Y2wddmw

https://youtu.be/zOkZB07UyQ8

HERO Inspection Summary
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Top Concerns:
Client Present for Summary: Yes
Realtor Present for Summary: Yes
Foundation Condition: 9
Exterior Condition: 7
Roof Condition: 7
Plumbing & Water Heater Condition: 8
Electrical System Condition: 8
HVAC Condition: 8
Interior Condition: 8
Issues w/ Sewer Line: Yes
Top Concerns:
#1: Safety situations
#2: Appliances are aging and may need replacing at any time
#3: Sewer line needs a clean and reinspection
#4: Exterior maintenance
#5: Interior maintenance

63) This brief summary is designed to take the overall inspection and boil it down to a short graded opinion of each of the major systems.

Each section is graded 1-10.

1 2 3 4 5 6 7 8 9 10

1-3 - Poor Condition

The majority of components in this system/section are in poor condition. The scope of repairs is likely major and any repair recommendations should be addressed immediately.

4-5 - Fair Condition

The majority of components in this system/section are in fair condition. The scope of repairs is likely moderate and any repair recommendations should be addressed as quickly as possible.

6-8 - Good Condition

The majority of components in this system/section are in good condition. The scope of repairs is likely minor and/or preventative in nature.

9-10 - Excellent Condition

All components in this system/section are in excellent condition and therefore no repairs have been recommended.

64)   ***READ THIS REPORT IN ITS ENTIRETY***

The goal of the HERO Summary is to provide the client with an easy way to understand the overall "health" of a system/section of the home at a glance. However, the summary provided here is NOT a substitute for thoroughly reviewing the defects listed individually in this report.

AGAIN ***READ THIS REPORT IN ITS ENTIRETY***

NACHI Standards of Practice
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65) 1. Definitions and Scope
2. Limitations, Exceptions & Exclusions
3. Standards of Practice
3.1. Roof
3.2. Exterior
3.3. Basement, Foundation, Crawlspace & Structure
3.4. Heating
3.5. Cooling
3.6. Plumbing
3.7. Electrical
3.8. Fireplace
3.9. Attic, Insulation & Ventilation
3.10. Doors, Windows & Interior

1. Definitions and Scope
1.1. A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process.

The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.

The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.

1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.

1.3. A general home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.

2. Limitations, Exceptions & Exclusions
2.1. Limitations:
An inspection is not technically exhaustive.
An inspection will not identify concealed or latent defects.
An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc.
An inspection will not determine the suitability of the property for any use.
An inspection does not determine the market value of the property or its marketability.
An inspection does not determine the insurability of the property.
An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
An inspection does not determine the life expectancy of the property or any components or systems therein.
An inspection does not include items not permanently installed.
This Standards of Practice applies to properties with four or fewer residential units and their attached garages and carports.

2.2. Exclusions:
I. The inspector is not required to determine:
property boundary lines or encroachments.
the condition of any component or system that is not readily accessible.
the service life expectancy of any component or system.
the size, capacity, BTU, performance or efficiency of any component or system.
the cause or reason of any condition.
the cause for the need of correction, repair or replacement of any system or component.
future conditions.
compliance with codes or regulations.
the presence of evidence of rodents, birds, animals, insects, or other pests.
the presence of mold, mildew or fungus.
the presence of airborne hazards, including radon.
the air quality.
the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
the existence of electromagnetic fields.
any hazardous waste conditions.
any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
acoustical properties.
correction, replacement or repair cost estimates.
estimates of the cost to operate any given system.
II. The inspector is not required to operate:
any system that is shut down.
any system that does not function properly.
or evaluate low-voltage electrical systems, such as, but not limited to:
1. phone lines;
2. cable lines;
3. satellite dishes;
4. antennae;
5. lights; or
6. remote controls.
any system that does not turn on with the use of normal operating controls.
any shut-off valves or manual stop valves.
any electrical disconnect or over-current protection devices.
any alarm systems.
moisture meters, gas detectors or similar equipment.
III. The inspector is not required to:
move any personal items or other obstructions, such as, but not limited to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
dismantle, open or uncover any system or component.
enter or access any area that may, in the inspector's opinion, be unsafe.
enter crawlspaces or other areas that may be unsafe or not readily accessible.
inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used.
do anything that may, in the inspector's opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
inspect decorative items.
inspect common elements or areas in multi-unit housing.
inspect intercoms, speaker systems or security systems.
offer guarantees or warranties.
offer or perform any engineering services.
offer or perform any trade or professional service other than general home inspection.
research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.
determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements.
determine the insurability of a property.
perform or offer Phase 1 or environmental audits.
inspect any system or component that is not included in these Standards.
3. Standards of Practice
3.1. Roof
I. The inspector shall inspect from ground level or the eaves:
the roof-covering materials;
the gutters;
the downspouts;
the vents, flashing, skylights, chimney, and other roof penetrations; and
the general structure of the roof from the readily accessible panels, doors or stairs.
II. The inspector shall describe:
the type of roof-covering materials.
III. The inspector shall report as in need of correction:
observed indications of active roof leaks.
IV. The inspector is not required to:
walk on any roof surface.
predict the service life expectancy.
inspect underground downspout diverter drainage pipes.
remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
move insulation.
inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.
walk on any roof areas that appear, in the inspector's opinion, to be unsafe.
walk on any roof areas if doing so might, in the inspector's opinion, cause damage.
perform a water test.
warrant or certify the roof.
confirm proper fastening or installation of any roof-covering material.
3.2. Exterior
I. The inspector shall inspect:
the exterior wall-covering materials, flashing and trim;
all exterior doors;
adjacent walkways and driveways;
stairs, steps, stoops, stairways and ramps;
porches, patios, decks, balconies and carports;
railings, guards and handrails;
the eaves, soffits and fascia;
a representative number of windows; and
vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.
II. The inspector shall describe:
the type of exterior wall-covering materials.
III. The inspector shall report as in need of correction:
any improper spacing between intermediate balusters, spindles and rails.
IV. The inspector is not required to:
inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
inspect items that are not visible or readily accessible from the ground, including window and door flashing.
inspect or identify geological, geotechnical, hydrological or soil conditions.
inspect recreational facilities or playground equipment.
inspect seawalls, breakwalls or docks.
inspect erosion-control or earth-stabilization measures.
inspect for safety-type glass.
inspect underground utilities.
inspect underground items.
inspect wells or springs.
inspect solar, wind or geothermal systems.
inspect swimming pools or spas.
inspect wastewater treatment systems, septic systems or cesspools.
inspect irrigation or sprinkler systems.
inspect drainfields or dry wells.
determine the integrity of multiple-pane window glazing or thermal window seals.
3.3. Basement, Foundation, Crawlspace & Structure
I. The inspector shall inspect:
the foundation;
the basement;
the crawlspace; and
structural components.
II. The inspector shall describe:
the type of foundation; and
the location of the access to the under-floor space.
III. The inspector shall report as in need of correction:
observed indications of wood in contact with or near soil;
observed indications of active water penetration;
observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern.
IV. The inspector is not required to:
enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself.
move stored items or debris.
operate sump pumps with inaccessible floats.
identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems.
provide any engineering or architectural service.
report on the adequacy of any structural system or component.
3.4. Heating
I. The inspector shall inspect:
the heating system, using normal operating controls.
II. The inspector shall describe:
the location of the thermostat for the heating system;
the energy source; and
the heating method.
III. The inspector shall report as in need of correction:
any heating system that did not operate; and
if the heating system was deemed inaccessible.
IV. The inspector is not required to:
inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.
inspect fuel tanks or underground or concealed fuel supply systems.
determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
light or ignite pilot flames.
activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.
override electronic thermostats.
evaluate fuel quality.
verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
3.5. Cooling
I. The inspector shall inspect:
the cooling system, using normal operating controls.
II. The inspector shall describe:
the location of the thermostat for the cooling system; and
the cooling method.
III. The inspector shall report as in need of correction:
any cooling system that did not operate; and
if the cooling system was deemed inaccessible.
IV. The inspector is not required to:
determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
inspect portable window units, through-wall units, or electronic air filters.
operate equipment or systems if the exterior temperature is below 65° Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment.
inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
examine electrical current, coolant fluids or gases, or coolant leakage.
3.6. Plumbing
I. The inspector shall inspect:
the main water supply shut-off valve;
the main fuel supply shut-off valve;
the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
interior water supply, including all fixtures and faucets, by running the water;
all toilets for proper operation by flushing;
all sinks, tubs and showers for functional drainage;
the drain, waste and vent system; and
drainage sump pumps with accessible floats.

II. The inspector shall describe:
whether the water supply is public or private based upon observed evidence;
the location of the main water supply shut-off valve;
the location of the main fuel supply shut-off valve;
the location of any observed fuel-storage system; and
the capacity of the water heating equipment, if labeled.
III. The inspector shall report as in need of correction:
deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
deficiencies in the installation of hot and cold water faucets;
mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and
toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.
IV. The inspector is not required to:
light or ignite pilot flames.
measure the capacity, temperature, age, life expectancy or adequacy of the water heater.
inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems.
determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.
determine the water quality, potability or reliability of the water supply or source.
open sealed plumbing access panels.
inspect clothes washing machines or their connections.
operate any valve.
test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection.
evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.
determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
determine whether there are sufficient cleanouts for effective cleaning of drains.
evaluate fuel storage tanks or supply systems.
inspect wastewater treatment systems.
inspect water treatment systems or water filters.
inspect water storage tanks, pressure pumps, or bladder tanks.
evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
evaluate or determine the adequacy of combustion air.
test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.
examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
determine the existence or condition of polybutylene plumbing.
inspect or test for gas or fuel leaks, or indications thereof.
3.7. Electrical
I. The inspector shall inspect:
the service drop;
the overhead service conductors and attachment point;
the service head, gooseneck and drip loops;
the service mast, service conduit and raceway;
the electric meter and base;
service-entrance conductors;
the main service disconnect;
panelboards and over-current protection devices (circuit breakers and fuses);
service grounding and bonding;
a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
smoke and carbon-monoxide detectors.
II. The inspector shall describe:
the main service disconnect's amperage rating, if labeled; and
the type of wiring observed.
III. The inspector shall report as in need of correction:
deficiencies in the integrity of the service-entrance conductors’ insulation, drip loop, and vertical clearances from grade and roofs;
any unused circuit-breaker panel opening that was not filled;
the presence of single strand aluminum branch-circuit wiring, if readily visible;
any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and
the absence of smoke detectors.
IV. The inspector is not required to:
insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
operate electrical systems that are shut down.
remove panelboard cabinet covers or dead fronts.
operate or re-set over-current protection devices or overload devices.
operate or test smoke or carbon-monoxide detectors or alarms.
inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.
measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
inspect ancillary wiring or remote-control devices.
activate any electrical systems or branch circuits that are not energized.
inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
verify the service ground.
inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
inspect spark or lightning arrestors.
inspect or test de-icing equipment.
conduct voltage-drop calculations.
determine the accuracy of labeling.
inspect exterior lighting.
3.8. Fireplace
I. The inspector shall inspect:
readily accessible and visible portions of the fireplaces and chimneys;
lintels above the fireplace openings;
damper doors by opening and closing them, if readily accessible and manually operable; and
cleanout doors and frames.
II. The inspector shall describe:
the type of fireplace.
III. The inspector shall report as in need of correction:
evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
manually operated dampers that did not open and close;
the lack of a smoke detector in the same room as the fireplace;
the lack of a carbon-monoxide detector in the same room as the fireplace; and
cleanouts not made of metal, pre-cast cement, or other non-combustible material.
IV. The inspector is not required to:
inspect the flue or vent system.
inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
determine the need for a chimney sweep.
operate gas fireplace inserts.
light pilot flames.
determine the appropriateness of any installation.
inspect automatic fuel-fed devices.
inspect combustion and/or make-up air devices.
inspect heat-distribution assists, whether gravity-controlled or fan-assisted.
ignite or extinguish fires.
determine the adequacy of drafts or draft characteristics.
move fireplace inserts, stoves or firebox contents.
perform a smoke test.
dismantle or remove any component.
perform a National Fire Protection Association (NFPA)-style inspection.
perform a Phase I fireplace and chimney inspection.
3.9. Attic, Insulation & Ventilation
I. The inspector shall inspect:
insulation in unfinished spaces, including attics, crawlspaces and foundation areas;
ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and
mechanical exhaust systems in the kitchen, bathrooms and laundry area.
II. The inspector shall describe:
the type of insulation observed; and
the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.
III. The inspector shall report as in need of correction:
the general absence of insulation or ventilation in unfinished spaces.
IV. The inspector is not required to:
enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard.
move, touch or disturb insulation.
move, touch or disturb vapor retarders.
break or otherwise damage the surface finish or weather seal on or around access panels or covers.
identify the composition or R-value of insulation material.
activate thermostatically operated fans.
determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.
determine the adequacy of ventilation.
3.10. Doors, Windows & Interior
I. The inspector shall inspect:
a representative number of doors and windows by opening and closing them;
floors, walls and ceilings;
stairs, steps, landings, stairways and ramps;
railings, guards and handrails; and
garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.
II. The inspector shall describe:
a garage vehicle door as manually-operated or installed with a garage door opener.
III. The inspector shall report as in need of correction:
improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;
photo-electric safety sensors that did not operate properly; and
any window that was obviously fogged or displayed other evidence of broken seals.
IV. The inspector is not required to:
inspect paint, wallpaper, window treatments or finish treatments.
inspect floor coverings or carpeting.
inspect central vacuum systems.
inspect for safety glazing.
inspect security systems or components.
evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.
move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.
move suspended-ceiling tiles.
inspect or move any household appliances.
inspect or operate equipment housed in the garage, except as otherwise noted.
verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.
operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.
operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.
operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.
inspect microwave ovens or test leakage from microwave ovens.
operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices.
inspect elevators.
inspect remote controls.
inspect appliances.
inspect items not permanently installed.
discover firewall compromises.
inspect pools, spas or fountains.
determine the adequacy of whirlpool or spa jets, water force, or bubble effects.
determine the structural integrity or leakage of pools or spas.

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