This report published on Tuesday, January 6, 2026 3:18:11 PM MST
It was my pleasure working with you and inspecting your property. After carefully reviewing the following report you can now make an informed decision regarding this property. The following is a narrative report of the conditions that need to be addressed at the above referenced property. At any point in this report where the inspector has recommended repairs, replacement or evaluation of any nature, it is our strong recommendation that the client secure three estimates for these repairs or replacement and have evaluations done before proceeding with any type of sales transaction. In many cases the true extent of a defect cannot be fully indentified until the components have been dismantled, this type of invasive investigation is beyond the scope of this inspection. 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.
This inspection was conducted by guidelines set forth by "The International Standards of Practice for Performing a General Home Inspection". These standards may be viewed at: http://www.nachi.org/sop.htm
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:
Safety
Poses a safety hazard
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Summary page item
Item will appear in summary
Comment
For 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 https://www.reporthost.com/glossary.asp
Occupied: No, but furnishings and stored items are present
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Front of structure faces: South
Main entrance faces: South
Foundation type: Finished basement, Crawlspace
The following items are excluded from this inspection: Security system, Irrigation system
1) Radon screening results should be available on 12/31/25 Radon is a cancer-causing radioactive gas. Radon is estimated to cause thousands of deaths in the U.S. each year. The U.S. Surgeon General has warned that radon is the second leading cause of lung cancer in the United States, next to smoking. KSL News Article What is radon? A Buyers and Sellers guide to radon www.utahradonservices.com
2) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated, therefore excluded from this inspection.
The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
3) Cracks, deterioration and/or damage of the EIFS stucco (Exterior Insulated Finish System) were found at the wall above the kickout flashing. The moisture meter showed elevated moisture levels (above 20%) in the affected areas at the time of the inspection. In damp climates, moisture may enter cracks or damaged areas and further deteriorate the stucco. Also, the wall behind the stucco may become damaged from moisture. Note: This inspection is non invasive and that areas behind the stucco are inaccessible and excluded from this inspection.
Some areas of the exterior siding are clad in EIFS stucco (Exterior Insulated Finish System). Some of these types of siding were installed without a provision for drainage. It is common practice for EIFS to be evaluated by a certified EIFS specialist, even when no obvious signs of deterioration or substandard installation are found. Recommend that a certified specialist evaluate further to determine if repairs are needed. Any repairs needed should be made by a qualified contractor. For more information, visit: https://buildingscience.com/documents/reports/rr-0406-face-sealed-drainable-eifs/view http://www.google.com/search?q=EIFS+problems
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4) The exterior combustion air grill for the furnace was missing screens. This condition may allow pests to enter the vent, where they may create obstructions with nesting materials, creating a potential safety hazard. The Inspector recommends installation of screens or replacement of the grill cover with screens. All work should be performed by a qualified contractor
Roof covering: Asphalt or fiberglass composition shingles
Gutter & downspout material: Aluminum
Roof ventilation: Inadequate
Limitations:
Note:
the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
5) At the time of the inspection, asphalt composition shingles covering the roof exhibited minor general deterioration commensurate with the age of the roof. The roof was partially obscured by frost. Because of the frost the inspector was unable to safely traverse the entire roof and wasn't able to fully evaluate the entire roof.
A few inches of rain falling on the roof of a house can produce several thousand gallons of water runoff. A roof drainage system, if properly designed and installed, diverts water away from the structure. However, many times gutters, downspouts and extensions are overlooked when it comes to the proper design of this system. If not drained away from the house, the immense volume of water coming off the roof can quickly saturate the soil surrounding the building and wick through the foundation to the interior. Once inside, this moisture can lead to a variety of problems, including mold and rot. Moisture in homes is both a cause of indoor air quality problems and an important factor affecting the durability of the building. Accumulated water can also cause the foundation to settle and possibly fail over time. Proper design and maintenance of the components of this system are critical in the prevention of many types of water damage to the structure. *Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
6) One or more gutters terminate above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over a small area of the roof surface. Granule loss is accelerated and the water spilling out goes against the shingles forcing water back up under shingles causing water damage to roof sheathing etc. leaks may occur.
Because of this gutter design, over a long period of time moisture has has caused moderate damage to front entry staircase and walkway and has penetrated the building's envelope. The inspector recommends a qualified contractor make corrections as necessary, so the gutter doesn't terminate above roof surface. Example: Cap the upper gutter and add a downspout from the upper gutter to the lower gutter. Improper Downspout Diagram
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7) One or more downspouts discharged roof drainage next to the foundation. This condition can affect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. To protect the home structure, recommend the installation of downspout extensions to discharge roof drainage 6 ft. from the foundation. Image
The garage door automatic-reverse force and limit feature was not tested. ANSI UL Standard 325 states that garage door opener must stop and re-open the vehicle door within two seconds of the door striking an 1 1/2-inch thick object placed under the center of the door. This test will not tell you how much force is required to reverse the door. Garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm compliance with manufacturer's specifications. If you wish to ensure that the garage door automatic-reverse force and limit feature complies with the manufacturer's specifications, you should have it inspected by a qualified garage door contractor. However, external entrapment protection devices, such as an "electric eye" which "sees" an object obstructing the door without having actual contact with the object are tested for compliance.
8) A reminder to change garage door code.
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9) The clients should be aware that the garage outlets are GFCI protected, and a freezer or refrigerator can trip these protection devices. These garage receptacles are reset at the GFCI receptacle in the laundry room. This is often done this way and is not a concern but is noted here for client information. Whats a GFCI?
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10) In the garage the window screen is missing. Screens may be stored somewhere. If not, then recommend installing screens where missing.
11) Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
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12) No insulation is installed over the attic access hatch. Attic hatches can be huge air leaks and sources of radiant heat loss. In the summer's heat from the attic will radiate heat down into the house and in the winter, heat and warm air will escape into the attic. Recommend installing insulation above hatch for better energy efficiency. More Info
At the time of the inspection, the Inspector observed no deficiencies in the condition of the attic. Notable exemption's will be listed in the report. Some attic areas were inaccessible due to lack of permanently installed walkways and the possibility of damage to insulation and ceilings below. These areas are excluded from this inspection.
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13) To increase air flow and decrease the attic temperature the inspector recommends installing additional soffit vents (every 4 to 8 ft). Vents should be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or box vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices. Example Diagram
Solid strand (120 V) aluminum branch circuit wiring present: No
Smoke detectors present: Yes (see "Interior rooms" section)
14) One or more ground fault circuit interrupter (GFCI) electric receptacle was tripped and will not reset. This is a Safety Hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary. What's a GFCI
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15) One or more energized conductors in the main panel had white, gray or green insulation. Insulation should be black or red in color to identify them as energized wires. Recommend that a qualified electrician re-identify wires per standard building practices. For example, by wrapping in black vinyl tape or marking with a black permanent marker.
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16) The electrical service disconnect was rated at 100 amps and is located on the East side of house. The dead front on main panel was removed and the electrical panel was inspected. The Inspector observed no deficiencies at the time of the inspection.
The legend for overcurrent protection devices (breakers or fuses) in the main panel is missing, unreadable or incomplete. This condition is a potential safety hazard and could complicate repairs. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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17) Location of sub-panel is in laundry room. The cover was removed for evaluation. The Inspector observed no deficiencies at the time of the inspection.
Water temperature (degrees Fahrenheit): 110 degrees
18) The water heater manufacture date is 2023 and appeared to be functioning as designed at the time of the inspection. A tankless water heater will provide years of service with periodic inspection and maintenance. A routine preventive maintenance program should be established and followed by the user. It is recommended that a periodic inspection of the burner, relief valve, air intake filter, water filter and venting system should be made by qualified gas appliance contractor. Tankless water heater maintenance guide How to Video By Noritz
The clients should be aware that the receptacle the water heater utilizes is GFCI protected. Clients may wish to install a GFCI with an audio alarm at this location to alert them there is no power at the water heater. This is not a defect but is noted here for client information. Example What's a GFCI
To help save on water consumption the inspector recommends the clients install a circulating pump for the water heater. Rinnai does offer an external recirculation pump kit, part # RX2RXPCK
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19) There is a scale inhibitor water filter installed at the water heater. The inspector performed a visual inspection of the filter for leaks but did not test the filter for operation. The filter should be replaced as recommended by the manufacturer and by a qualified plumber if necessary. Replacement Filters
Primary heat system type: Forced air, Horizontal draft, Medium efficiency
A/C Manufacturer: Goodman
Estimated age of A/C: 2025
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Filter location: At the base of the furnace
Last service date: N/A
20) The electrical connections between the house wiring and the furnace are located in the service disconnect electrical box to protect these connections. However, in this application most manufactures require that the house grounding wire for this circuit be installed inside the furnace cabinet and mounted to a J-Box bracket. The Junction Box mounting bracket and green ground screw are used as a grounding point for all line voltage wiring options. This ensures that the appliance is properly grounded. Recommend a qualified HVAC contractor evaluate and make repairs as necessary.
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21) One or more heat supply duct(s) visible in the crawl space were disconnected and should be reconnected to supply heat to the affected living space. All work should be performed by a qualified heating, ventilation and air-conditioning (HVAC) contractor.
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22) Drywall dust, and construction debris such as sawdust usually accumulates in heating/cooling ducts during new construction (remodel). The drywall dust in particular can reduce the life of the furnace, inducer motor or air handler if left to circulate. At the next service, recommend having a qualified contractor clean the blower motor, inducer motor, interior furnace cabinet and ducts if necessary. Why you should have you ducts cleaned
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23) The air filter for this furnace appeared to be in serviceable condition at the time of the inspection. Filters should be checked every three months and replaced as necessary. How to choose the right filter
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24) 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. The air conditioner appeared to be installed in 2025. A servicing should be performed every few years in the future, or as per the manufacture's recommendations. Three Simple AC Maintenance Items
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25) The furnace appeared to be functioning as designed at the time of the inspection. This system appeared to be installed in 2025. A qualified HVAC contractor should inspect, clean, and service this system every few years in the future as per manufactures recommendations. Prevent CO-Poisonings
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26) Air supply/return ducts in the crawl space were not sealed. The Inspector recommends sealing supply and return air ducts with duct sealer or metal tape to improve the HVAC system efficiency. All work should be performed by a qualified heating, ventilation and air-conditioning (HVAC) contractor.
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27) There is outside air brought into the furnace area. This is called Combustion air and it is brought in, so the furnace flames have an adequate supply of oxygen. In the winter this will bring in very cold unconditioned air. Recommend framing in and insulating furnace area to prevent cold air from combustion air duct entering living spaces. What is Combustion Air
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28) Because the furnace is installed in the crawl space behind a closed door, the inspector recommends installing a float switch at secondary condensate pan drain line. A float switch is a safety device that detects clogs in primary condensate drain and interrupts the thermostat circuit to shut off the unit before condensate damage can occur. Example
Location of main water shut-off valve: Crawl space
Location of main water meter: Parking strip
Water service: Public
Service pipe material where visible: Copper
Supply pipe material where visible: Copper, Polyethylene
Vent pipe material where visible: Plastic
Drain pipe material where visible: Plastic
Waste pipe material where visible: Plastic
240 volt receptacle for laundry equipment present: Yes
Gas supply for laundry equipment present: No
29) Gas flow to an unused outlet for a gas-fired appliance was turned off at the valve, but was not capped. Generally-accepted modern safety standards mandate that unused outlets be capped. The Inspector recommends correction by a qualified plumbing contractor to prevent gas leaks if the shut off valve is accidentally opened.
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30) The Inspector recommends that you have the dryer vent professionally cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist. Dryer Safety
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31) The water supply pressure is greater than 80 psi. Measured 110 (psi) There is a Pressure reducing valve installed at water main which may need to be adjusted or replaced. Acceptable water pressure is between 40 and 80 psi. Pressures greater than 80 psi are hard on the plumbing fixtures and may void warranties for some appliances such as automatic ice makers or washing machines. A qualified plumber should evaluate and make modifications to reduce the pressure below 80 psi.
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32) The clients are strongly advised to have the main sewer line visually inspected before proceeding with any sales transaction. An In-line sewer inspection is the only way to be sure your lines are free from obstructions and are in serviceable condition. It is also recommended that the client(s) consider securing insurance to cover the cost of replacing the pipe in case of future failure.
33) Location of main water shut off valve is in the crawl space. It was not operated but was visually inspected.
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34) This trap at this floor drain should be routinely primed by adding water and a small amount of cooking oil. Water seals in traps are needed to prevent sewer gases from entering buildings, but because this water is exposed to the air, it is subject to evaporation over time.
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, and also does not 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, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
35) The fireplace in the family room was turned off at the primary controls. Changing settings at the primary controls lies beyond the scope of the General Home Inspection. You should ask the seller to demonstrate the functionality of this fireplace and have it inspected by a specialist. Find a CSIA-certified inspector How to clean the Glass on your fire place Video
Insulation material underneath floor above: None visible
Beam material: Built up wood
Floor structure above: Engineered wood I-joists
Vapor barrier present: Yes
36) Flexible lamp or appliance cord is being used for permanent wiring in one or more areas. This wiring is not intended to be used as permanent wiring and poses a safety hazard of shock and fire. A qualified electrician should evaluate and make repairs as necessary.
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37) The home had a conditioned crawl space and is noted here for client information. Conditioned crawlspaces perform better than vented crawlspaces in terms of safety, health, comfort, durability and energy consumption. Building Science.com
38) One or more electrical receptacle(s) in the kitchen was inoperable at the time of the inspection. A qualified electrician should evaluate and make repairs as necessary.
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39) At the time of the inspection, an electrical cover plate(s) was missing in the kitchen. This condition left energized electrical components exposed to touch, and a safety hazard. The Inspector recommends that a listed cover plate be installed by a qualified electrical contractor.
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40) The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door. Recommend an anti-tip bracket be installed to eliminate this safety hazard. More Info
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41) At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the kitchen appliances. Notable exemption's will be listed in the report.
42) The exhaust fan installed in the shower enclosure. Most major brands require GFCI protection for fans in wet areas. This is a shock hazard. A qualified electrician should evaluate and repair if necessary. Example, provide GFCI protection if the manufacturer requires it for this installation location.
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43) In the common bathroom, the exhaust fan did not function or operate as intended. Either by not turning on or inadequate draw. This condition can create excessively high humidity which may cause problems such as corrosion or microbial growth. To avoid poor conditions resulting from excessively moist air, The Inspector recommends installation or repair of the exhaust fan by a qualified contractor.
The inspector could not determine where the duct for this bathroom exhaust fans terminates. The exhaust vent should terminate at the home exterior. If the duct terminates in ceiling space/attic space, then this condition is improper and may result in mold growth or damage to home materials due to increased moisture levels. A qualified contractor should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside. Bathroom vent termination diagram
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44) The inspector performed a "functional flow test" during the inspection. During a functional flow test, multiple fixtures are run simultaneously to determine if the flow is adequate. For example, if the shower flow and vanity fixtures decreases substantially when the toilet is flushed. The bathroom did NOT exhibit adequate flow. The Inspector recommends that this condition be investigated by a qualified plumbing contractor to determine the potential costs for correction.
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45) Water flow at the common bathroom tub spout sink appeared to be inadequate. The Inspector recommends that this condition be evaluated by a qualified plumbing contractor.
46) The floor mounted outlets in the dining area are the wrong type and are a safety hazard. Floor mounted outlets should be listed specifically for this application including the complete assembly; gasket, cover and box. A qualified electrician should evaluate and replace all floor mounted outlets that are not approved for this application.
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47) Smoke alarms placement appeared to be adequate. Smoke alarms are not tested as part of a general home inspection. The Inspector recommends that all alarms be checked and tested to confirm that working properly and are not older than 10 years as per their date code.
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It is very important that if you do not understand how to read this report or do not understand any of the conditions found that you please contact me for a consultation before proceeding with any sales transaction. It is important that you read and understand the full report. Reports "expire" automatically 120 days after they're published but remain archived on a server indefinitely. Reports can be restored by contacting Mt Olympus Home Inspection and once restored become viewable again for 120 more days. It is recommended that the client download a copy for future reference.
Radon screening results should be available on 12/31/25
Cracks, deterioration and/or damage of the EIFS stucco (Exterior Insulated Finish System) were found at the wall above the kickout flashing.
The exterior combustion air grill for the furnace was missing screens.
The water heater manufacture date is 2023 and appeared to be functioning as designed at the time of the inspection.
