Property Inspection Report

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Property Inspection Report

1234 Bear St., Denver, CO 80223

Prepared For:

John Smith

Inspection Date:

12/11/2015

Prepared By:

Bill Heine, Certified Professional Inspector

ResInspect, LLC

303-359-7573

Email:

[email protected]

www.resInspect.com

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Report Overview

INSPECTION INFORMATION

Present at Inspection: Buyer, Buyers Agent Weather Conditions: Sunny

Temperature at Time of Inspection: 40's Age of House: 1890

Special Notes: The residence was furnished at the time of the inspection and portions of the interior were hidden by the occupant’s belongings. In accordance with industry standards, the inspection is limited to only those surfaces that are exposed and readily accessible. The Inspector does not move furniture, lift floor-covering materials, or remove or rearrange items within closets or on shelving. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible at the time of the inspection. Contact the Inspector immediately if any adverse conditions are observed that were not commented on in your inspection report.

THE HOUSE IN PERSPECTIVE

This is a well built home. As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time. The improvements that are recommended in this report are not considered unusual for a home of this age and location. Please remember that there is no such thing as a perfect home.

Older home

The home is older and may not meet many generally-accepted current building standards. Older homes are inspected within the context of the time period in which they were built, taking into account the generally-accepted building practices of that time period. This inspection report will comment on unsafe conditions, but problems will be described as defects at the inspector’s discretion.

Homes are not required to be constantly upgraded to comply with newly-enacted building codes but are only required to comply with building codes or generally-accepted standards which existed at the time of original construction.

An exception may exist when a home is remodeled, depending on the scope of work. New work must usually comply with building codes in effect at the time in which the remodel work is performed.

The General Home Inspection is not a building code-compliance inspection, but an inspection for safety and system defects. This inspection report may comment on and identify as problems systems, components and/or conditions which may violate building codes, but confirmation of compliance with any building code or identification of any building code violation is not the goal of this inspection report and lies beyond the scope of the general home inspection. If you wish to ascertain the degree to which the home complies with any applicable building codes, you should schedule a code-compliance inspection.

CONVENTIONS USED IN THIS REPORT

For your convenience, the following conventions have been used in this report.

Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense. Safety Issue: denotes a condition that is unsafe and in need of prompt attention.

Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.

Improve: denotes improvements which are recommended but not required.

Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary.

Deferred Cost: denotes items that have reached or are reaching their normal life expectancy or show indications that they may require repair or replacement anytime during the next five (5) years.

Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but represent logical long term improvements.

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 For the purpose of this report, it is assumed that the house faces east.

IMPROVEMENT RECOMMENDATION HIGHLIGHTS / SUMMARY

The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations.

MAJOR CONCERNS SAFETY ISSUES

Doors

 Safety: Recommend thumb latch deadbolt be installed on the door. Double cylinder dead bolt locks or any other locks or devices that requires use of a key, tool, or any special knowledge or effort to open the egress door from the inside are considered a safety concern. This includes screen and security doors.

Stairways

 Repair: Loose step to the basement / crawlspace should be better secured.

REPAIR ITEMS

Exterior Walls

 Repair: The exterior brickwork should be re-pointed (replacement of the mortar between the bricks) on the garage to prevent further deterioration.

 Repair: The exterior concrete wall crack on the right side should need repair / sealing

 Repair: Localized rot was observed on the trim on the garage door trim. Following repair of the damaged areas (which should be combined with exterior painting/maintenance) proper maintenance of the siding and control of water from roof or surface runoff can avoid further damage.

Lights

 Repair: The light on the side porch is inoperative. If the bulbs are not blown, the circuit should be repaired.  Repair: The light in the kitchen is inoperative. If the bulbs are not blown, the circuit should be repaired. Furnace

 Repair: The heating system is dirty requires cleaning and servicing by a qualified HVAC specialist. This should be a regular maintenance item to assure safe, reliable heat.

 Repair: The fan limit switch appears to require adjustment for proper system operation. Central Air Conditioning

 Repair: The outdoor unit is dirty and requires cleaning by a HVAC specialist.

 Repair: Damaged and or missing insulation on refrigerant lines should be repaired. These outside lines should be insulated all the way to the compressor unit to prevent loss of temperature in the lines.

Plumbing Fixtures

 Repair: The discharge of the exhaust fan is disconnected in the attic space. Electric Range

 Repair: There is no anti-tip device on the unit. These devises help keep the range from tilting forward when weight is put on an open oven door.

IMPROVEMENT ITEMS ITEMS TO MONITOR

Windows

 Monitor: It may be desirable to replace window screens where missing on the left side. The owner should be consulted regarding any screens that may be in storage.

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THE SCOPE OF THE INSPECTION

All components designated for inspection in the InterNachi Standards of Practice are inspected, except as may be noted in

the “Limitations of Inspection” sections within this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.

The General Home Inspection is not a building code-compliance inspection, but a visual inspection for safety and system defects. The Inspection Report may comment on and identify as problems systems, components and/or conditions which may violate building codes, but although safety defects and building code violations may coincide at the time of the inspection, confirmation of compliance with any building code or identification of any building code violation is not the goal of this Inspection Report and lies beyond the scope of the General Home Inspection.

If you wish to ascertain the degree to which the home complies with any applicable building codes, you should schedule a building code-compliance inspection.

This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed.

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. WEATHER CONDITIONS

Dry weather conditions prevailed at the time of the inspection. RECENT WEATHER CONDITIONS

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Structure

DESCRIPTION OF STRUCTURE

Foundation: Basement and Crawl Space Configuration Columns: Steel Wood Brick

Floor Structure: Wood Joist

Wall Structure: Wood Frame Joist Roof Structure: Rafters Not Visible

STRUCTURE OBSERVATIONS

General Comments

No major defects were observed in the accessible structural components of the house. As is typical of homes of this age, the building exhibits many unusual conditions. Many structural repairs and improvements are either needed or desirable. In practice, however, many homes of this type are improved only on an as needed basis. Many less than ideal conditions are simply tolerated. Old timbers, for example, may exhibit evidence of rot and prior insect damage. These timbers could be replaced. Many owners undertake these costly repairs only if the timber fails or is substantially weakened. In this report repairs will be recommended only where in the inspector's opinion they are critical.

RECOMMENDATIONS / OBSERVATIONS

LIMITATIONS OF STRUCTURE INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

 Structural components concealed behind finished surfaces could not be inspected.  Only a representative sampling of visible structural components were inspected.  Furniture and/or storage restricted access to some structural components.

 Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.

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Roofing

DESCRIPTION OF ROOFING

Roof Covering: Asphalt Shingle Roll Roofing Single Ply Membrane Roof Flashings: Metal

Chimneys: Metal

Roof Drainage System: Galvanized Steel Downspouts discharge above grade Skylights: Curb-Type

Method of Inspection: Walked on roof

ROOFING OBSERVATIONS

Positive Attributes

The roof coverings are newer and appear to be in generally good condition. General Comments

Roof was covered with asphalt composition shingles.

Asphalt shingles must be installed according to the manufacturer’s recommendations, which often vary from one

manufacturer to another, and also between different shingle models produced by the same manufacturer. Because of the many different installation requirements for the different types of shingles, confirmation of proper installation requires inspection by a qualified specialist and exceeds the scope of the General Home Inspection.

Although I will inspect the roof to the best of my ability, The General Home Inspection does not include the use of destructive testing or research. ResInspect LLC disclaims responsibility for confirming proper installation and condition of shingles and other roofing components including, but not limited to, underlayment, flashing and fasteners.

Confirming by visual inspection any claims of asphalt shingle compliance with any standards lies beyond the scope of the General Home Inspection.

WARRANTY INFORMATION

Two types of warranties are offered when new asphalt shingles are installed; The manufacturer’s warranty, which covers the shingles themselves and varies among manufacturers, and the contractors warranty, which covers installation and

workmanship.

When a home is sold, a roof warranty may fully transfer to the buyer, may transfer for a shortened length of time, may transfer with limited coverage or may not transfer at all.

You should ask the seller about how the sale of the home will affect any warranty presently covering the roof and confirm any seller claims by reading the warranty.

RECOMMENDATIONS / OBSERVATIONS

LIMITATIONS OF ROOFING INSPECTION

 Not all of the underside of the roof sheathing is inspected for evidence of leaks.  Evidence of prior leaks may be disguised by interior finishes.

 Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors.

 Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair.  Roof inspection may be limited by access, condition, weather, or other safety concerns.

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Exterior

DESCRIPTION OF EXTERIOR

Wall Covering: Brick Stucco Concrete Eaves, Soffits, And Fascias: Wood

Exterior Doors: Metal

Window/Door Frames and Trim: Wood Vinyl-Covered Entry Walkways And Patios: Concrete

Porches, Decks, Steps, Railings: Concrete

Overhead Garage Door(s): Steel Automatic Opener Installed Surface Drainage: Level Grade

Fencing: Wood

EXTERIOR OBSERVATIONS

General Comments

The exterior of the home is generally in good condition. The exterior of the home shows normal wear and tear for a home of this age.

RECOMMENDATIONS / OBSERVATIONS Exterior Walls

 Repair: The exterior brickwork should be re-pointed (replacement of the mortar between the bricks) on the garage to prevent further deterioration.

 Repair: The exterior concrete wall crack on the right side should need repair / sealing

 Repair: Localized rot was observed on the trim on the garage door trim. Following repair of the damaged areas (which should be combined with exterior painting/maintenance) proper maintenance of the siding and control of water from roof or surface runoff can avoid further damage.

LIMITATIONS OF EXTERIOR INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:  A representative sample of exterior components was inspected rather than

every occurrence of components.

 The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards.

 Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, break-walls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report.

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Electrical

DESCRIPTION OF ELECTRICAL

Size of Electrical Service: •120/240 Volt Main Service - Service Size: 150 Amps Service Drop: Overhead

Service Entrance Conductors: Aluminum Service Equipment &

Main Disconnects: •Main Service Rating 150 Amps Breakers •Located: Exterior Service Grounding: Copper Water Pipe Connection

Distribution Wiring: Copper

Wiring Method:  Non-Metallic Cable "Romex" Switches & Receptacles: Grounded

Ground Fault Circuit Interrupters: Bathroom(s) Exterior Garage Kitchen Electrical Panel •

Smoke Detectors & CO2 Detectors: Present

ELECTRICAL OBSERVATIONS

Positive Attributes

The size of the electrical service is sufficient for typical single

family needs. The electrical panel is well arranged and all fuses/breakers are properly sized. Generally speaking, the electrical system is in good order. The distribution of electricity within the home is good. All 3-prong outlets that were tested were appropriately grounded. Split receptacles are present in the kitchen. These outlets offer an added level of convenience, as there are separate circuits provided for each half of the outlet. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI’s that were tested responded properly. Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home.

General Comments

Inspection of the electrical system revealed the need for typical, minor repairs. Although these are not costly to repair, they should be high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertake the repairs recommended below.

RECOMMENDATIONS / OBSERVATIONS Lights

 Repair: The light on the side porch is inoperative. If the bulbs are not blown, the circuit should be repaired.  Repair: The light in the kitchen is inoperative. If the bulbs are not blown, the circuit should be repaired.

LIMITATIONS OF ELECTRICAL INSPECTION

 Electrical components concealed behind finished surfaces are not inspected.  Only a representative sampling of outlets and light fixtures were tested.

 Furniture and/or storage restricted access to some electrical components which may not be inspected.

 The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.

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Heating

DESCRIPTION OF HEATING

Energy Source: Gas

Heating System Type: Forced Air Furnace 1994 Vents, Flues, Chimneys: Metal-Multi Wall Heat Distribution Methods: Ductwork

HEATING OBSERVATIONS

General Comments

The heating system shows no visible evidence of major defects. Minor repairs to the heating system are necessary.

RECOMMENDATIONS / OBSERVATIONS Furnace

 Repair: The heating system is dirty requires cleaning and servicing by a qualified HVAC specialist. This should be a regular maintenance item to assure safe, reliable heat.

 Repair: The fan limit switch appears to require adjustment for proper system operation.

LIMITATIONS OF HEATING INSPECTION

 The adequacy of heat supply or distribution balance is not inspected.

 The interior of flues or chimneys which are not readily accessible are not inspected.

 The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected.  Solar space heating equipment/systems are not inspected.

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Cooling / Heat Pumps

DESCRIPTION OF COOLING / HEAT PUMPS

Energy Source: Electricity 240 Volt Power Supply

Central System Type: Air Cooled Central Air Conditioning 2 ½ ton - 2007

COOLING / HEAT PUMPS OBSERVATIONS

The air conditioning system could not be tested as the outdoor temperature was at or below 65 degrees F.

RECOMMENDATIONS / OBSERVATIONS Central Air Conditioning

 Repair: The outdoor unit is dirty and requires cleaning by a HVAC specialist.

 Repair: Damaged and or missing insulation on refrigerant lines should be repaired. These outside lines should be insulated all the way to the compressor unit to prevent loss of temperature in the lines.

LIMITATIONS OF COOLING / HEAT PUMPS INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:  Window mounted air conditioning units are not inspected.

 The cooling supply adequacy or distribution balance are not inspected.  The air conditioning system could not be tested as the outdoor temperature

was at or below 65 degrees F.

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Insulation / Ventilation

DESCRIPTION OF INSULATION / VENTILATION

Attic Insulation: None Visible

Roof Cavity Insulation: Wall Board Styrofoam Exterior Wall Insulation: Not Visible

Basement Wall Insulation: None Visible Roof Ventilation: None Visible Exhaust Fan/vent Locations: Bathroom Dryer

INSULATION / VENTILATION OBSERVATIONS

General Comments

Insulation levels are typical for a home of this age and construction. RECOMMENDATIONS / ENERGY SAVING SUGGESTIONS

LIMITATIONS OF INSULATION / VENTILATION INSPECTION

 Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.

 Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.

 An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report.

 Any estimates of insulation R values or depths are rough average values.

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Plumbing

DESCRIPTION OF PLUMBING

Water Supply Source: Public Water Supply Service Pipe to House: Copper

Main Water Valve Location: Crawl Space Interior Supply Piping: Copper Plastic Waste System: Public Sewer System Drain, Waste, & Vent Piping: Cast Iron Plastic

Water Heater: Electric Approximate Capacity (in gallons): 50 - 2009 Fuel Shut-Off Valves: Natural Gas Main Valve At Exterior

PLUMBING OBSERVATIONS

Positive Attributes

The plumbing system is in generally good condition. The piping system within the home, for both supply and waste, is a good quality system. The water pressure supplied to the fixtures is above average. Only a slight drop in flow was experienced when two fixtures were operated simultaneously.

General Comments

The plumbing system requires some typical minor improvements. RECOMMENDATIONS / OBSERVATIONS

Plumbing Fixtures

 Repair: The discharge of the exhaust fan is disconnected in the attic space.

LIMITATIONS OF PLUMBING INSPECTION

 Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected.

 Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report.  Clothes washing machine connections are not inspected.

 Interiors of flues or chimneys which are not readily accessible are not inspected.

 Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report.

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Interior

DESCRIPTION OF INTERIOR

Wall And Ceiling Materials: Drywall

Floor Surfaces: Carpet Tile Wood

Window Type(s) & Glazing: Double/Single Hung Fixed Pane Double Glazed Doors: Wood-Hollow Core

INTERIOR OBSERVATIONS

General Condition of Interior Finishes

On the whole, the interior finishes of the home are in above average condition. Typical minor flaws were observed in some areas.

General Condition of Windows and Doors

The majority of the doors and windows are good quality. General Condition of Floors

The floors of the home are relatively level and walls are relatively plumb. RECOMMENDATIONS / OBSERVATIONS

Doors

 Safety: Recommend thumb latch deadbolt be installed on the door. Double cylinder dead bolt locks or any other locks or devices that requires use of a key, tool, or any special knowledge or effort to open the egress

door from the inside are considered a safety concern. This includes screen and security doors. Windows

 Monitor: It may be desirable to replace window screens where missing on the left side. The owner should be consulted regarding any screens that may be in storage.

Stairways

 Repair: Loose step to the basement / crawlspace should be better secured.

LIMITATIONS OF INTERIOR INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

 Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects.  Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper,

and other finish treatments are not inspected.

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Appliances

DESCRIPTION OF APPLIANCES

Appliances Tested: Electric Range Microwave Oven Dishwasher Waste Disposer Clothes Washer Clothes Dryer

Laundry Facility: 240 Volt Circuit for Dryer Dryer Vented to Building Exterior 120 Volt Circuit for Washer Hot and Cold Water Supply for Washer Waste Standpipe for Washer

Other Components Tested: Door Bell

APPLIANCES OBSERVATIONS

Positive Attributes

The appliances are to be in generally good condition. RECOMMENDATIONS / OBSERVATIONS Electric Range

 Repair: There is no anti-tip device on the unit. These devises help keep the range from tilting forward when weight is put on an open oven door.

LIMITATIONS OF APPLIANCES INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

 Thermostats, timers and other specialized features and controls are not tested.

 The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

Property Inspection Report