Website: http://www.reporthost.com/rr
Email: rrsutherland@msn.com
Phone: (719) 494-1053
7931 Tompkins Road 
Falcon, Colorado 80831
Inspector: Ray Sutherland

 

Sample Property Inspection Report
Client(s): John or Mary American
Property address: 12345 Pleasant Road
Your Home Town, Colorado
Inspection date: Tuesday, September 08, 2009
This report published on Wednesday, October 06, 2010 11:30:26 AM MDT

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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.

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas

 
General Information Return to table of contents
Report number: rsutherland09082009
Time started: 9:00 am
Time finished: 12:00 pm
Inspector: Ray Sutherland
Present during inspection: Property owner
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Hot
Ground condition: Dry
Inspection fee: 0
Type of building: Single family
Buildings inspected: single family residence
Number of residential units inspected: one
Age of building(s): 2002
Source for building age: Municipal records
Front of building faces: West
Main entrance faces: West
Occupied: Yes
Property owner's name: Mr or Mrs sample report
Additions and modifications: one detached garage located east of the residence
Source for additions and modifications: Municipal records
1) Comment - Some wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated.
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Outbuildings
Condition of fences and gates: Appeared serviceable
Fence and gate material: Plastic
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
2) Repair/Replace, Evaluate - Sidewalk(s) and/or patios were undermined in one or more areas, where soil has eroded out from beneath. Significant damage has occurred, where one or more sidewalk and/or patio sections need replacing. A qualified contractor should evaluate and replace or repair sections as necessary.

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Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood fiber
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement, Crawlspace
Foundation material: Poured in place concrete
Footing material: Not determined
Anchor bolts for seismic reinforcement were observed at: Crawl space
Condition of floor substructure: Appeared serviceable
Pier or support post material: Steel
Beam material: Steel
Floor structure: Solid wood joists
Condition of concrete slab floor(s): Appeared serviceable
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Traversed
Insulation material underneath floor above: None visible
Ventilation: Appears serviceable
Vapor barrier present: Yes
Condition of the basement: Appeared serviceable
3) Repair/Replace, Evaluate - Flashing in one or more areas was missing. Leaks may occur as a result. A qualified person should evaluate and repair, replace or install as necessary, and as per standard building practices. drip edge flashing is missing

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4) Comment - foundation and/or footings sections were obscured by being below grade and couldn't be fully evaluated.
5) Comment - Many concrete slab floor sections were obscured by furniture, stored items, carpeting and couldn't be fully evaluated.
6) Comment - Many basement sections were not evaluated due to lack of access from the following conditions: stored items, carpet and couldn't be fully evaluated.
 
Roof / Attic Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof type: Gable
Age of roof surface(s): 2002
Source for building age: Municipal records
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es)
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass loose fill
Ceiling insulation depth: 6 inches
Vapor retarder: None visible
Roof ventilation: Appears serviceable
7) Safety, Repair/Replace - The attic access hatch over the attached garage was missing. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. A hatch should be installed with a material that has a one hour fire rating, such as 5/8 inch Type X sheetrock.

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8) Major Defect, Repair/Replace, Evaluate - Roof repairs were needed because some composition shingles had the following conditions: missing shingles, nail pops, lifting. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

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9) Comment - All attic and roof structure sections were not evaluated due to lack of access from the following conditions: limited height.
10) Comment - All attic and roof structure sections more than 8 feet from the access hatch(es) were inaccessible due to lack of permanent walkways. These areas are excluded from the inspection.
 
Garage / Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Appeared serviceable
Type of garage: Solid core, Wood
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional, Roll
Number of vehicle doors: 2
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible
11) Comment - Some floor areas were obscured by vehicles, stored items, debris and couldn't be evaluated. These areas are excluded from the inspection.
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 150
System ground: Not determined
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior North side
Location of sub-panel #B: detached garage
Location of main disconnect: Breaker at top of main service panel
Circuit breakers that were in the "off" position: two 20 amp breakers locate on the lower right hand corner
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Carbon monoxide detectors present: No
Smoke detector power source: Battery, Hard wired
12) Safety, Minor Defect - One or more wall-mounted exterior light fixtures had 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.
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: basement
Location of main water shut: basement
Water service: Public
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut: outside by gas meter north side
 
Water Heater Return to table of contents
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: 2002
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: Bradford White
Model: hydro jet
Location of water heater: basement
Water temperature (degrees Fahrenheit): 110
Condition of burners: Appeared serviceable
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
Condition of combustion air supply: Appeared serviceable
13) Safety, Repair/Replace, Evaluate - Flue pipe sections or connections were loose. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.
 
Heating Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Bryant
Last service date: 2002
Source for last service date: Property owner
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler
 
Fireplaces / Stoves / Chimneys Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
Condition of fireplaces, stoves: Appeared serviceable
Location #A: family room
Fireplace type: Prefabricated
Fuel type: Natural gas
Condition of chimneys: Appeared serviceable
Chimney type: Metal
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
14) Comment - The following appliances were not fully evaluated because of the following condition(s): . Appliances not fully evaluated: dishwasher.
 
Bathrooms / Laundry / Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: master bath
Location #B: second bed room bath
Location #C: guest bathroom
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
240 volt receptacle for laundry equipment present: Yes
 
Interior Rooms / Areas Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Metal
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl, Sliding
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Linoleum, Wood, Tile
Condition of flooring: Appeared serviceable
15) Repair/Replace - Glass in one windows was cracked or broken. A qualified contractor should replace glass where necessary. master bathroom window

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