This link provides access to the National Association of Home Builders: Residential Construction Performance Guide.

New Construction Note: New construction presents a more difficult inspection challenge due to the lack of any history at the structure. Items such as foundation settling, materials aging and other conditions that would be evident due to the natural aging and usage of the building have not yet become evident. Often there will be adjustments and minor repairs at most new structures over the first few years of occupation that will become evident only during usage and should be expected with any new structure.

This inspection consists predominantly of an interior viewing of the inspected unit and a partial visual inspection of other areas of the perimeter of the structure, [the roof, the grounds and the common areas] that are available and open for observation. Only this unit was open to viewing, though, so there was no attention given to any adjacent units or other units in the structure. Regarding zero lot line townhouse construction, responsibilities for maintenance and repairs falls substantially on the individual owner, although there are sections of the structure that will need cooperative efforts for repair, such as roofs, common exterior walls, common exterior grounds etc. For specific responsibilities though, gaining information from the condominium association's agreement is recommended to determine the actual responsibilities of the new occupant and how it may be shared with the group. It is highly recommended that the association’s building records and minutes be examined to determine whether there have been issues in the past at other units that might indicate a more substantial issue than what might be observed at the inspected unit, or that might require a general assessment.

For new homes, I would recommend that they receive substantial ventilation, which could consist of activation of the whole house fan system for longer than normal periods of time during initial occupation, as well as opening windows and allowing for cross ventilation to occur in a more significant manner than what might be usually considered adequate. Even though new materials are more eco-friendly, new structures have a significant amount of toxins that off-gas from newer engineered materials that are used in new construction, such as the chemicals used for carpet construction, particleboard adhesion and different types of resins and chemicals used in different paint and construction materials. More ventilation will help the initial period of off-gassing clear rather than letting this remain in the structure to build up at the interior.

I would recommend for new construction that the new owner gain copies of either "as built" or original building plans so that future changes, repairs or references can be made to this information. At least the association should have these on hand. Warranties for all the appliances and interior systems equipment should also be saved.

For new structures, accumulating some spare materials such as floor tile, specialty trims or tile work, roofing and other materials for minor repairs and replacements in the future is recommended. Generally as the years go by, model numbers and glazing types for materials change and it is sometimes difficult to get matching material. Keeping a small stockpile on hand can be very helpful in repairing the structure in the future

Info and LMT's. This house was vacant / unoccupied at the time of inspection. Vacant and unoccupied houses present unique challenges for home inspection, especially the piping and wiring systems which have not be subject to regular use prior to the inspection. While these systems can be tested during inspection, this one-time test is different than regular use and it is difficult to know how these systems will respond to regular use after the inspection. For example, septic systems may initially function and then fail under regular daily use. Plumbing traps may operate with no signs of leaks and then let go when being actively used for a few days. Shower pans may only leak when someone is standing in the shower and taking a shower. Seals for plumbing fixtures can dry up and leak when not is use. Sewer lines with roots may allow water flow, but then fail when waste and tissue are flushed; it can take a few days for that to backup. Please understand we are trying our best to look for clues of past or existing problems to paint a realistic best-guess as to the reliability of these systems during inspection.

At the time of the inspection, snow coverage was present, which limited the ability to fully evaluate certain exterior components such as the roof, walkways, driveway, deck, and grading around the foundation. Any hidden defects or concerns may only become apparent once the snow has melted.

For the sake of this inspection, the front of the structure will be considered as the portion pictured in the above cover photo. References to the left or right of the structure should be construed as standing in the front yard, viewing the front of the structure. 

Info and LMT's. The approximate square footage listed here is listed as a courtesy and is based off of public records and disclosure. An evaluation of square footage of the buildings and property lines is beyond the scope of this inspection.

Info and LMT's. Unless the wiring in the building has been fully updated, this building likely has wiring that predates the late 1980's. Branch circuit wiring installed in buildings built prior to the late 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring. It is beyond the scope of this inspection to determine if any such incompatible components are installed. Based on the age of this building, be aware that such components may be present.

Info and LMT's. In 1978, federal laws were passed to prohibit use of lead and asbestos in building materials. Manufacturers of building materials were allowed to sell existing stocks of materials that were manufactured with lead and asbestos, so even buildings constructed as late as the mid-1980's could possibly contain lead or asbestos. Identification and testing for lead and asbestos and other environmental testing is beyond the scope of this home inspection. If you wish to seek additional information, I recommend contacting an environmental lab or industrial hygienist.

This home inspection does not include a termite inspection. Clients are advised to consult a licensed pest control professional for a thorough evaluation of potential termite activity or damage.

Info and LMT's. If additional inspections, such as termite, radon, or well/septic evaluations, are requested, the findings will not be included in this report. Instead, separate reports will be provided by the respective specialized entities conducting those inspections. Any additional inspections requested will not be conducted by members of Olonzo Inspections. These inspections are scheduled solely as a courtesy to the client(s).

Picture Showing Additional Gas Line Shutoffs Fireplace and Additional Shutoff(s)

Picture Showing Shutoff at Furnace

Picture Showing Main Electric Panel Disconnect at the Electric Meter.

The service disconnect or main OCPD (over current protection device) was inspected looking for any deficiencies and reporting on its location. This disconnect can be a breaker, fuse block, or kill switch. This is the means of shutting off all electricity entering the home

This shows the electrical disconnect for the air conditioner.

Per the Standards of Practice, the home inspector shall observe Exterior electrical receptacles and the presence of GFCI protection (GFCI protection was not required prior to 1975, but upgrading is recommended for safety). Decks, balconies, stoops, steps, areaways, porches, and applicable railings that are directly attached to the structure. Vegetation, grading, and drainage of grounds, driveways, patios, walkways, and retaining walls will be inspected with respect to their effect on the condition of the structure.

The home inspector is not required to observe: Fences and gates, Geological conditions, Soil conditions, Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities), Detached buildings or structures, or the Presence or condition of buried fuel or waste storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstruct access or visibility.

The photos provided here show representative images of grounds at the time of inspection.

All driveways, walk ways and flat work were inspected for cracks, drainage, settlement, trip hazards, slope, deterioration and surface wear and vegetation. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Info and LMT's. All flatwork was not fully visible for inspection today due to snow and ice cover. I recommend having additional inspections completed at a later time when the snow has cleared off.

The vegetation here has been nicely pruned back off the house. Be sure to keep this up; this is require regular maintenance.

Info and LMT's. Regular monitoring your homes drainage allows timely identification of clogs, blockages, or inadequate slope that could hinder effective drainage. Addressing drainage issues promptly can help maintain the integrity of the home, prevent costly repairs, and safeguard its long-term value.

As a general rule, the soil, or grading is recommended to slope away from the structure, with a 6-inch drop in elevation, in the first 10 feet away (5% grade).

Info and LMT's. The grounds in contact with the structure were inspected to determine that they were sloped to allow rainwater to drain away from the structure adequately. The soil is recommended to slope away from the foundation, with a 6-inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert and/or manage rainwater runoff. Any flat or low areas around the structure should be backfilled and sloped away from the foundation to prevent potential moisture infiltration into areas below grade (as applicable). No significant grading deficiencies were present at the time of inspection unless otherwise noted in this report.

Info and LMT's. The home inspection performed does not extend to the examination of subterranean drainage systems. Consequently, it does not include the inspection of underground pipes, drains, or similar components situated beneath the surface, which are tasked with diverting water from the premises. Any possible concerns relating to these underground drainage structures fall outside the purview of the inspection and would necessitate evaluation by appropriate specialists should the need arise.

Info and LMT's. The evaluation of grading and lot drainage effectiveness is based solely on the conditions observed during the inspection and is not guaranteed due to the dynamic nature of environmental factors. Changes in weather, particularly heavy rainfall, can expose issues that were not apparent during the inspection. Additionally, issues like leaks in downspouts and gutter systems may remain undetected in dry weather, potentially contributing moisture to the soil near the foundation.

Assessment of grading and drainage performance concerning moisture infiltration through foundation walls or under slabs is limited to visible conditions and evidence of previous problems at the time of inspection. It is advisable to communicate with the sellers regarding any history of moisture intrusion into the structure and review the Seller's Disclosure for potential disclosure of such issues.

When inspecting window wells, a home inspector looks for, drainage, size and clearance, condition, debris, cover or grate, safety features, sealing and accessibility. No deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Retaining walls are inspected in respect to their effect on the structure of the home. The structural integrity or load bearing capacities of retaining walls are beyond the scope of a home inspection.No significant deficiencies were observed in the walls relation to the structure unless otherwise noted in this report.

Per the Standards of Practice, the home inspector shall observe from ground level: - Wall cladding, flashings, and trim; entryway doors and a representative number of windows; eaves, soffits, and fascias. The home inspector shall: Describe wall cladding materials, Operate all entryway doors and a representative number of windows, and probe exterior wood components where deterioration or damage is suspected.

The home inspector is not required to observe: Storm windows, storm doors, screening/screens, shutters, awnings, and similar seasonal accessories; the Presence of safety glazing in doors and windows; Detached buildings or structures; or the Presence or condition of buried fuel storage tanks, water tanks, or septic tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstruct access or visibility.

General Elevations

Info and LMT's. A home inspection entails a visual inspection of the accessible exterior components of the property that are readily accessible able and available. It does not encompass a thorough evaluation of concealed elements, nor does it consider weather-related influences, concealed damages, or inaccessible areas.

The wall, wall cladding and trim were inspected, looking for significant damage, proper flashings, potential water entry points, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Info and LMT's. All visible sections of the flashings were examined for any notable deficiencies, including Z-flashings, drip caps, etc., where relevant. Given that flashings are often concealed by wall claddings, their functionality is assessed by checking for signs of moisture intrusion or damage in areas where they are expected to be present.

HardiePlank Siding

HardiePlank siding is a fiber-cement type siding that consists of fibrous materials with a cement component and silica sand/fibers that are compressed together with interior resins that have an embossed outside textured or smooth appearance. HardiePlank contains no asbestos, fiberglass or formaldehyde. This material is a relatively newly engineered product. It has no long term track record to match the 30 year warranty that comes with it, but it has received good reviews in the trades regarding it's stability and durability if properly applied and maintained. It has also become a very popular siding alternative to wood siding due to its durability, price and low maintenance characteristics.

There are some specific requirements for installation and protection. HardiePlank can be blind-nailed or face nailed at the builders discretion but is recommended to be face nailed in high wind areas. HardiePlank cannot be blind nailed with 24" oc framing. Nails should be corrosion resistant and caulked, and double nailed if a penetration of the siding skin occurs while nailing. Butt ends of material should be in moderate contact with minimal gapping and are currently not recommended to be caulked. Previously, up until Oct 2008, the butt joints were recommended to be either butted together or gapped a maximum of 1/8” and caulked. Currently the joints should have “joint flashing” behind, which can consist of a number of different materials such as Mylar, felt, metal or strip/gap backing. At this time Hardie does not specify what the joint backing material requirements are. All window, door and trim connections should be caulked as with standard building practice. It can be hand nailed or compressor nailed, but staples should not be used. Full installation instructions are noted with a link below.

Penetrations such as hose bibs and holes 1 1⁄2” or larger, such as dryer vents, furnace vents, electrical and light fixture boxes should have a flashed block of trim around point of penetration. Smaller piping does not require blocking but should be well caulked.

HardiePlank and HardiePanel need to be kept painted. This is a fiber cement material that is porous and will absorb moisture if not kept sealed, which can cause flaking, mold and deterioration. Any caulking, primer or paint used is required to be 100% latex acrylic material. HardiePlank should not be stained.

There have been numerous difficulties with different types of applied products that are engineered, such as Louisiana-Pacific siding, Masonite Omni-Board, pressboard panel type siding as opposed to natural materials such as cedar siding. HardiePlank siding, having limited long term history, is difficult to comment on in regard to its expected life span and aging characteristics, but has been faring very well in comparison.

HardiePlank siding does have a “30-Year Limited Transferable Warranty”, but "transferable", as stated in the fine print of this materials contract, includes transference only from the original material buyer, meaning the builder, to the first purchaser and then to the second purchaser. Subsequent buyers/owners are not covered by this warranty. Calling this a 30-year transferable warranty seems optimistic since upon sale of the structure to a third buyer and beyond, there is no warranty protection. Few structures are owned for 30 years by just two individuals.

Further information:

James Hardie Building Products at 1-800-426-4051 - www.jameshardie.com

HardiePlank installation instructions http://www.jameshardie.com/d2w/installation/hardieplank-hz10-us-en.pdf

Hardie Best Practices https://www.jameshardiepros.com/Install-and-Tech-Docs/BrowseTechDocs?doctype=Best%20Practice%20Guide

All exterior doors were inspected by looking for damage, lack of proper flashing, deficiencies with their operation, etc. No reportable deficiencies were present at the time of inspection unless otherwise noted in this report. 

Info and LMT's. Handlesets, including deadbolts and door handles, are not assessed for functionality with keys during the inspection. It is advisable to consider replacing or re-keying any deadbolts and handles due to uncertainty regarding who may have access to keys for the residence. Consequently, deadbolts and handles will be evaluated solely based on their alignment with the door, focusing on any issues preventing proper latching or locking.

The exterior components of the windows (trim, flashing, etc.) were inspected looking for damage, lack of proper flashing, clearance from grade, etc.No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

It is always my recommendation to monitor and maintain this area to prevent future problems such as water or pest intrusion.

General Exterior Vent and Exhaust Terminations

Per the Standards of Practice, the home inspector shall observe: The roof covering, roof drainage systems, visible flashings, skylights, chimneys, and roof penetrations and report signs of leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials and Report the method used to observe the roofing.

The home inspector is not required to: Walk on the roofing (although every safe attempt to do so will be taken), report on the age or remaining life of the roof covering, or move leaves, snow, or other items on the surface that may block visual accessibility, or observe attached accessories including but not limited to solar systems, antennae, satellite dishes, and lightning arrestors. No claims will be made as to the remaining roof material life expectancy, and no guarantee or warranty should be expected from comments or observations. The sellers or the occupants of a residence will generally have the most relevant knowledge of the roof and of its history. Therefore, I recommend that you consult with the sellers about the age of the roof covering and that you either include comprehensive roof coverage in your home insurance policy or obtain a roof certification from an established local roofing company.

The photos provided here show representative images of the Roof, Gutters and Chimney Pictures at the time of inspection.

Info and LMT's. The examination of the roof and its covering material is confined to the conditions observed on the day of inspection exclusively. The assessment includes inspecting the roof covering material, visible sections of the roof structure within the attic (if accessible), and interior ceilings to identify any signs of existing or previous leaks. It's important to note that leaks may become apparent in the future or during adverse weather conditions that were not evident during the inspection.

Any deficiencies documented in this report regarding the roof covering or signs of past or present leaks should be addressed promptly by a licensed roofing contractor. They should be evaluated and remedied as necessary to ensure the integrity of the roof and prevent potential damage.

General Exterior Elevations and Roof Pitch

The visual components of the roofing materials were inspected for proper roofing material, structure, flashing, gutters and downspouts, ventilation and penetrations and debris. No reportable deficiencies were present at the time of inspection unless otherwise noted in this report. 

Info and LMT's. This home inspection does not provide a thorough examination of the roof's structural integrity or concealed components. The assessment is restricted to visually inspecting the accessible areas of the roof without utilizing invasive methods. Weather-related influences, concealed damages, or inaccessible sections are not taken into account during the inspection. For a more comprehensive analysis, it is advised to seek assistance from a qualified roofing professional. Only the readily visible and accessible sections of the roof were inspected on the day of assessment.The purpose of the inspection is to determine general condition, NOT to determine life expectancy.

Info and LMT's. This roof was not fully visible for inspection today due to snow and ice cover. I recommend having the roof inspected at a later time when the snow has cleared off.

Info and LMT's. Please note that when inspecting composition roof installations, I try and look under shingles to see how the shingles have been fastened. Proper fastening is critical for successful roof performance. Often the shingles are bonding so well, they cannot be lifted to inspect the fastening. In this case, I was unable to lift the shingles and see the fastening pattern - they are bonded well and I do not use a flat bar to pry them apart as part of a visual inspection unless there is a reason to start chasing visible leaks. While this limits my visual inspection, this is a good sign, as loose, un-bonded shingles can lead to wind damage and would be written up as a defect.

Info and LMT's. The information provided below is based on general observations and industry standards and should be treated as a rough estimate. Determining the exact age of a roof without official records or professional inspection is challenging and may not always be accurate. Factors such as maintenance history, climate conditions, and quality of materials can significantly affect the lifespan of a roof. It is strongly recommended to consult with a qualified roofing professional for a thorough inspection and assessment of your specific roof. The information provided in this disclaimer is not intended as a substitute for professional advice, and any actions taken based on this information are solely at the discretion and responsibility of the individual. The accuracy or completeness of the estimation cannot be guaranteed, and no liability is assumed for any damages, losses, or inconvenience arising from the use of this information.

Roof flashings are used to keep a roofing system waterproof where the roofing material starts, stops, changes direction or is penetrated. During inspection, we look for standard flashing techniques that could be considered normal or standard in our region. Damaged, incomplete or non-standard flashings can be a sign of an older or less reliable roofing system and may require repair. Any non-standard flashings noted during inspection will be reported on below if found.

 Visible portions of the flashings were inspected, looking for significant deficiencies (drip edge, sidewall, headwall, counter, step, etc. - as applicable). Typically most areas of flashings are not visible as they are covered by the roof covering material and/or the wall cladding (as applicable), and these areas are excluded from this inspection. Therefore functionality has to be determined by looking for moisture intrusion on ceilings where the flashing was presumed to be in place or on the roof decking from within the attic (as accessible). No reportable conditions were observed at visible portions at the time of inspection unless otherwise noted in this report.

The gutters and downspouts were inspected looking for proper securement, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the property, sealing or repairs may be needed at seams or endcaps. No deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

It is always my recommendation to monitor and maintain this area to insure the home has a proper drainage system.

The photos provided here show representative images of this garage at the time of inspection.

The garage door, rollers, brackets, door panels, springs, and tracks were inspected looking for damage or loose components. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

The garage door(s) were tested by operating the wall-mounted transmitter and checking for proper operation. The door(s) were examined for significant damage or installation-related deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Completed Visible portions of the concrete slab was inspected looking for significant deficiencies and/or significant cracking. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Any references to cracks on basement or garage concrete slabs will need to be sealed with an appropriate material by a qualified person at a minimum, regardless of the cracks size. This will prevent the possibility of moisture/water infiltration rising through the crack(s) during periods of heavy rainfall. 

The garage stairs were inspected by evaluating the risers and treads, applicable railings, etc. No significant deficiencies were present at the time of inspection unless otherwise noted in this report.

Gas Connector Installation Instructions

Per the Standards of Practice, the home inspector shall observe Service entrance conductors; Service equipment, grounding equipment, the main overcurrent device, main and distribution panels; Amperage and voltage ratings of the service (if the conductors' sizing text is present/legible); Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages. The home inspector shall describe Service amperage and voltage (if known), Service entry conductor materials, Service type as being overhead or underground, and the location of main and distribution panels. The home inspector shall report on: the presence of any observed aluminum branch circuit wiring.

The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over-current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Motion or Dusk to Dawn lighting, Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system.

Link to the NEC

The Main panel was tested looking for correct wiring position, breakers/fuses, grounding and bonding, over crowding labels and safety hazards. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

The service amperage is determined by inspecting the service entrance conductors size as well as the service disconnects size. Voltages are not tested for and therefore not confirmed, so 120/240VAC is presumed unless noted in report. If a concern, a licensed electrician could test for proper voltages to see if 120/208VAC is present. In some situations the sizing of the service entrance conductors will not be legible or marked and the stated amperage will be followed by "presumed" as it could not be verified. 

Info and LMT's. During a home or property inspection, every effort is made to inspect the visible components of the electrical system grounding. The grounding system is critical for safely discharging electrical surges, especially in the case of lightning strikes. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system as much of the system is not visible and there are not practical tests one can perform in the way we can test a furnace or a plumbing fixture. However, there are many things that can lead me to recommend further evaluation of the grounding system by a licensed electrical contractor and they will be documented in the observations below if discovered.

Info and LMT's. During the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building are required to be "bonded" (connected) to the the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the system) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There are many things that can lead me to recommend further evaluation of this system by a licensed electrical contractor and they will be documented as repair items in the observations below if discovered.

A representative number of outlets were inspected by, visual examination and with an outlet tester, ensuring that they functioned properly and safely (I will attempt to test all outlets as long as they are not obstructed by personal belongings). No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Info and LMT's. Receptacles of 220V/240V and 20-amp dedicated circuits are not assessed for functionality or polarity during the inspection, as they cannot be tested using a standard receptacle polarity tester. Any visible deficiencies pertaining to these receptacles will be noted in the report.

 Info and LMT's. Fully confirming or locating GFCI protection in certain areas of the home may be challenging as the protection mechanisms are not always visible. When test and reset buttons are not present on each receptacle, tripping them with a polarity tester might inadvertently affect downstream receptacles that are obstructed by personal belongings or otherwise inaccessible. This could result in those receptacles losing power. I suggest verifying GFCI protection in all recommended areas after personal belongings have been removed or upon assuming ownership of the property. If you're unsure about this process, it's advisable to enlist the services of a licensed electrician for assistance.

Lighting was tested looking for functionality and safety. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Info and LMT's. Exterior dusk-to-dawn lights, motion lights, landscape lighting, or any lighting fixtures not affixed to the structure are not encompassed within a standard home inspection and were not evaluated for functionality. These elements are explicitly excluded from the inspection.

The installation of carbon monoxide alarms is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cooktops, gas fireplaces and wood stoves. The location should be: at least one alarm outside of all sleeping areas and one on each floor of the house. Best practices are to have these alarms hardwired with a battery back-up - though requirements are for the installation to meet manufacturer's specifications. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and even death. Alarms have a useful service life of roughly 6 years, so changing them more frequently than smoke alarms is recommended.

Info and LMT's. During the home inspection, I try and test a representative sample of the smoke alarms by using the test button on the alarms. This is NOT an accurate test of the sensor just a test to see if the unit is powered. For reliability, fire marshals recommended updating smoke alarms every 10 years and changing batteries bi-annually. The latest data indicate that we should be using photoelectric technology in our smoke alarms for improved fire detection and to reduce problems with false alarms which can lead to disabling of this important safety system. Unfortunately, the alarms have to be removed to determine if they are photo-electric or ionization types. It is surprisingly complex to accurately test a smoke alarm system and determine the reliability, age, and type of sensor technology used, especially as many homes can have half a dozen or more alarms throughout the house. A complete evaluation of smoke alarms is beyond the scope of this inspection. For optimal fire safety, I recommend taking control of these important safety devices and learning about how to service and maintain your smoke alarm system to keep the building occupants safe. For more information, please read this link. For more information, please read this link.

Per the Standards of Practice, the home inspector shall observe the permanently installed heating and cooling systems, including Heating and cooling equipment central to the home; visible ducts and piping, air filters, registers, and the presence of an installed heating and cooling source in each room. The home inspector shall describe the energy source and heating equipment. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily accessible access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe Humidifiers, Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. The efficiency of the units and load testing is not conducted. Air conditioning units can not be tested when temperatures are lower than 60 degrees due to the possibility of damaging the compressor. Clients are advised to have an HVAC company perform maintenance on the system annually.

The exterior unit(s) were inspected visually and tested by ensuring they respond to normal operating controls (at the thermostat), and that conditioned air was produced. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Info and LMT's. Regular cooling system maintenance is important. Due to the numerous causes of any system malfunction, assessment by a qualified cooling serviceman is advisable. Periodic refrigerant recharging may be needed; such conditions may not be predictable.

Condensate back up or leakage can lead to Mold or what looks like mold.

The outdoor unit base should be maintained in a reasonably level position. The coils will require periodic cleaning; clearance from vegetation/obstructions should also be provided.

Clean air filters not only improve the living environment, they also help maintain the Air Conditioner components by providing proper cooling of the internal parts and reducing dust accumulation in key components.

According to commonly accepted home inspection industry standards, there should be a 15-20 degree F difference in temperature between the return air duct and the supply air ducts, after about 20 minutes of operation. This is supposed to give the inspector a rudimentary indication of whether the unit is functioning or not. Documenting this split is required when feasible by the Home Inspector Standards of Practice and I must emphasize the test is relatively meaningless. Humidity, outdoor air temperature, air flow speed, coolant fluid pressure, leaking ducts, duct location, air filter condition and other considerations impact true efficiency and function. When there is less of a differential or a greater differential further evaluation by a qualified HVAC contractor may be warranted and generally is warranted. Nothing stated in the report should ever be construed to mean the system is "properly functional" or "fully functional" as that is only something that can be determined by complicated and invasive testing by a licensed HVAC contractor which is always recommended in the context of your due diligence.

It's important to be aware of how long air conditioners last, so you don't get the unwelcome surprise of a broken air conditioner in the peak of the summer heat. In general, air conditioners that are properly maintained can last 15 to 20 years.

Info and LMT's. The air conditioning system and condensate control system could not be tested during inspection. Outdoor temperatures should exceed 65 degrees F for at least 24-hours or the air conditioning equipment can be damaged by testing. I recommended having this system serviced and inspected prior to the next cooling season.

The exterior unit(s) were inspected visually and tested by ensuring they respond to normal operating controls (at the thermostat), and that conditioned air was produced. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

It's important to be aware of how long air conditioners last, so you don't get the unwelcome surprise of a broken air conditioner in the peak of the summer heat. In general, air conditioners that are properly maintained can last 15 to 20 years.

Info and LMT's. The air conditioning system and condensate control system could not be tested during inspection. Outdoor temperatures should exceed 65 degrees F for at least 24-hours or the air conditioning equipment can be damaged by testing. I recommended having this system serviced and inspected prior to the next cooling season.

The interior unit(s) were inspected visually and tested by ensuring they responded to normal operating controls (at the thermostat), and that conditioned air was produced. The unit(s) responded to normal operating controls and no indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Info and LMT's. The HVAC system inspection is restricted to assessing the system's response to normal operating controls, including the thermostat, in both heating and cooling modes (subject to weather conditions). It also involves visually observing the exterior and interior equipment non-invasively and removing any access panels designed for easy removal by homeowners without the need for tools. For a more comprehensive inspection, it's advisable to consult an HVAC contractor.

Although some furnaces can last more than 40 years (extremely rare), the average life of a furnace is around 15 to 30 years. As long as you have scheduled annual furnace maintenance, it should easily last over 15 years. Just like your car, your older furnace may need some basic repairs.

The interior unit(s) were inspected visually and tested by ensuring they responded to normal operating controls (at the thermostat), and that conditioned air was produced. The unit(s) responded to normal operating controls and no indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Info and LMT's. The HVAC system inspection is restricted to assessing the system's response to normal operating controls, including the thermostat, in both heating and cooling modes (subject to weather conditions). It also involves visually observing the exterior and interior equipment non-invasively and removing any access panels designed for easy removal by homeowners without the need for tools. For a more comprehensive inspection, it's advisable to consult an HVAC contractor.

Although some furnaces can last more than 40 years (extremely rare), the average life of a furnace is around 15 to 30 years. As long as you have scheduled annual furnace maintenance, it should easily last over 15 years. Just like your car, your older furnace may need some basic repairs.

Vents and flues were inspected looking for proper clearance, material and condition, slope and direction, support and stability, connection and joints, clearance to combustibles, vent termination and flue liners (if applicable). No reportable conditions were present at the time of inspection unless otherwise noted in this report.

The heating and cooling system has disposable air filters installed. These should be changed quarterly or more to ensure proper air flow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the air flow in the furnace.

Thermal images show approximate temperatures at heating registers. I use these images just to show the system was generally functioning during inspection. These are representative photos.

Info and LMT's. An infrared camera was utilized to demonstrate that the system(s) responded to normal operating controls during the inspection. However, these images are not intended to depict the precise temperature differential, efficiency, or performance of the system, as these aspects fall outside the scope of a home inspection. For accurate readings, HVAC thermometers (wet bulb) are necessary, and an HVAC contractor would conduct measurements at different locations.

In cooling mode, typical temperature differentials between return and supply air can range from 12 to 20 degrees, while in heating mode, they can range from 15 to 25 degrees. Numerous factors, including indoor and exterior ambient air temperatures, humidity levels, and the condition of the air filter and evaporator, among others, can influence these values.

General Gas Fireplaces Pictures

Per the Standards of Practice, the home inspector shall observe at visible portions: Interior water supply and distribution system, including piping materials and supports; fixtures and faucets; functional flow; leaks; and cross-connections. Interior drain, waste, and vent system, including traps; drain and waste lines; leaks; and functional drainage. The home inspector shall describe Water supply and distribution piping materials; Drain, waste, and vent piping materials; and the Location of the main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.

The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

All supply piping components appeared to be in serviceable condition at the time of the inspection. Inspection typically includes evaluation of all visible supply and drain pipes, looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Info and LMT's. This building has PEX tubing used for supply piping. Crimp ring connections on PEX pipe have very specific installation guidelines and most of these connections will not be visible at the time of inspection (just like any other type of pipe fitting). It is beyond the scope of this inspection to evaluate a significant number of these connections.. Any leaking noted at fittings should result in more careful inspection of all of the plumbing system by a licensed plumber that is experienced in the installation of these types of connections

Info and LMT's. The sections of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected. Overflow backup is not tested due to the possibility of damage from water leakage. This is necessary due to the fact that that aged gaskets may fail and leak.

This shows the location of the sewer cleanout found during inspection - side yard.

All sink components appeared to be in serviceable condition at the time of the inspection. Inspection of the sink typically includes evaluation of functional flow, functional drainage, proper operation of shut-off, diverter valves and faucet; and moisture intrusion under the sink. The visible portions of the sink plumbing was inspected by running water through the drain pipe for an extended period of time and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Per the Standards of Practice, the inspector will examine and report the condition: of the water heater enclosure, plumbing supply, energy source, venting, and TPR valve, if applicable. The inspector is not required to: activate the system if it is powered down or the pilot flame is not lit, Inspect the system for proper sizing, design, or use of proper materials.

A hot water heater's lifespan depends on many factors, including the type of water heater, the energy source, the type of water you have, and how well the unit is maintained. On AVERAGE, most water heaters last between 8 and 12 years but some can last up to 20 years with regular maintenance.

The exterior hose bibs were winterized at the time of inspection and could not be tested. Inquire with the seller to see if they are generally operable.

Per the Standards of Practice, the home inspector shall observe walls, ceilings, and floors; steps, stairways, balconies, and railings; counters and a representative number of installed cabinets; and a representative number of doors and windows; fireplaces by examining the firebox, operating the damper, and reporting on the presence of a gas shut off valve. The home inspector shall: Operate a representative number of receptacles, switches, windows, and interior doors; and report on signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.

The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting, tile; or Draperies, blinds, or other window treatments. Gas fireplaces are not tested for functionality, and the pilot light will not be lit if it's off at the time of inspection. An evaluation by a gas company is recommended before using any gas appliances in the home.

The photos provided here show representative images of the living areas at the time of inspection.

Info and LMT's. Assessing the quality and condition of interior finishes involves a significant degree of subjectivity. Factors such as cleanliness, cosmetic imperfections, material quality, architectural aesthetics, and color fall outside the purview of this inspection. Comments provided will be general in nature, unless specific functional concerns are identified. It's important to note that furniture, area rugs, storage items, appliances, and wall hangings are not relocated during the inspection, which may obscure potential defects.

Items such as carpeting, window treatments, central vacuum systems, household appliances, screens, recreational amenities, paint, wallpaper, and other finish treatments are not inspected unless explicitly mentioned in the report. It is recommended to conduct a thorough review of interior areas during the final walk-through inspection before closing. Please note that only areas that were readily visible and accessible were inspected on the day of assessment.

General Bedroom Pictures

Visual inspection of the walls and ceilings typically includes examination for functional defects in the wall and ceiling coverings, window and door casings, baseboards and other installed moulding. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Visible portions of the floors throughout the structure were inspected looking for significant deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Info and LMT's. At the time of the inspection, the majority of the flooring was covered due to ongoing construction and/or painting. As a result, a full evaluation of the flooring condition was not possible.

A representative number of interior doors were inspected by operating them ensuring that they opened and closed properly, as well as latched properly without binding on jambs or the floor. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

A representative number of windows were inspected by operating them ensuring that they opened and closed properly, as well as latched properly without binding.No reportable conditions were present at the time of inspection unless otherwise noted in this report.

The interior stairs were inspected by evaluating the risers and treads, applicable railings, etc. No significant deficiencies were present at the time of inspection unless otherwise noted in this report.

The following link can provide you with additional information regarding indoor air quality.

https://www.epa.gov/indoor-air-quality-iaq

Per the Standards of Practice, the inspector will examine and report on the condition and operation of the dishwasher by initiating a cycle, the range by testing the heating elements and the oven, the mounted microwave by starting a warm-up cycle, test the hot/cold water supply at the fixture, look for leaks in the plumbing and fixtures/faucet, examine counters, walls, ceilings, floors, a representative number of cabinets, windows, doors, and the presence of GFCI receptacles and their operation, if applicable. Homes built prior to 1987 were not required to have GFCI receptacles in the kitchen, but upgrading is recommended for safety.

The home inspector is not required to report on: Clocks, timers, self-cleaning oven functions, thermostats for calibration or automatic operation; Non-built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

The photos provided here show representative images of the kitchen at the time of inspection.

All Kitchen sink components appeared to be in serviceable condition at the time of the inspection. Inspection of the area typically includes evaluation of functional flow, functional drainage, proper operation of shut-off, diverter valves and faucet; and The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

This is a great document From the Natural Stone Institute that covers maintenance and installation recommendations for slab surface stone countertops.

The kitchen and bathroom cabinetry and countertops, and any other cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Info and LMT's. The disposal switch could not be located and, therefore, was not tested. It is recommended to confirm its presence and functionality during the final walkthrough.

The dishwasher was operated by running a rinse cycle and was functional at the time of inspection. No leaks or water was present at the unit's base at the cycle's completion. The unit's efficiency of cleaning dishes is not tested. No deficiencies were observed with the unit unless otherwise noted in this report.

The oven and cooktop were tested during inspection and were operable. Ovens are tested in bake mode only. Appliances are generally beyond the scope of a home inspection, but are tested for basic function as a courtesy. This does not include testing to see if the thermostat is accurate for example.

The refrigerator was tested during inspection and was operable. Appliances are generally beyond the scope of a home inspection, but are tested for basic function as a courtesy. I use these images just to show the system was generally functioning during inspection. No reportable deficiencies visible on the day of in inspection.These are representative photos.

Info and LMT's. Refrigerators are examined as a courtesy during a Home Inspection, as they are regarded as transient or "unattached" items. However, they are not relocated to inspect the condition of the flooring beneath them or the surrounding cabinetry. Consequently, the visibility of their water line and power receptacle is limited and excluded from this inspection. If any concerns arise regarding the refrigerator, it is advisable to arrange for an evaluation by an appliance repair company or another qualified professional before proceeding with the closing.

Info and LMT's. Appliances are checked for general functionality by turning them on for a short period of time using basic operating modes. Thermostats, timers, clocks, self-cleaning features and other specialized functions are not tested during this inspection. Appliances are not inspected for cosmetic flaws, performance or the ability/accuracy of heating, cooling, etc. They are not inspected to ascertain whether the proper racks and/or accessories are present or in working order. Laundry appliances (and other portable appliances) are not moved and are outside the scope of this inspection; any comments are included for information purposes only. Water supply valves are not operated for liability reasons. It is further recommended that appliances be operated once again during the final walk through inspection prior to closing. Finally, product recalls and consumer product safety alerts occur almost daily. To best address your specific concerns, visit www.cpsc.gov or www.recalls.gov. Items, brand names, and model numbers will be required for proper identification.You may also find some general information or listed recalls on appliances by visiting the following link: https://www.building-center.org/

Info and LMT's. Except for the microwave, kitchen appliances were tested during inspection today. The typical design life of appliances can range from 4-20 years. Some appliances such as an older electric range are simple and tend to last longer than more complex appliances such as dishwashers and refrigerators or modern appliances with circuit boards. It is impossible to predict the useful remaining life of an appliance. I ran appliances during inspection. Any defects noted will be listed in this report. There are companies that offer warranties for appliances such as AHS Home Shield. While I do not endorse or recommend any specific warranty. I know that some home owners have been very happy with this insurance. For your convenience, I have attached a link to a web site of one such warranty product. LINK

Per the Standards of Practice, the inspector will examine and report on the condition of the exposed plumbing, the presence of a 240-volt receptacle, GFCI receptacles, dryer vent condition, and termination, as well as the walls, floors, ceilings, doors, cabinets, counters, and windows, if applicable.

The inspector is not required to: Inspect or move washers and dryers, operate water valves where the flow end of the faucet is connected to an appliance, or Inspect the plumbing for proper sizing, design, or use of proper materials.

The clothes washer is apparently not included with the sale of the house. I recommend verifying this and budget accordingly.

The clothes dryer is apparently not included with the sale of the house. I recommend verifying this and budget accordingly.

Per the Standards of Practice, the inspector will examine and report the condition of the: sinks, showers, tubs, enclosures, toilets, exposed plumbing, and the presence of leaks from plumbing, fixtures, and/or faucets. As well as the walls, floors, ceilings, a representative number of windows and doors, heating/cooling source, ventilation, and presence of GFCI protection, if applicable. GFCI protection in bathrooms was not required in homes built prior to 1975, but upgrading is recommended for safety.

The home inspector is not required to: Operate any valve except water closet flush valves, fixture faucets, and hose faucets; or Inspect the system for proper sizing, design, or use of proper materials.

The photos provided here show representative images of the bathroom(s) at the time of inspection.

All sink components appeared to be in serviceable condition at the time of the inspection. Inspection of the sink typically includes evaluation of functional flow, functional drainage, proper operation of shut-off, diverter valves and faucet; and moisture intrusion under the sink. The visible portions of the sink plumbing was inspected by running water through the drain pipe for an extended period of time and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

The visible portions of the sink plumbing was inspected by running water through the drain pipe for over one minute and looking for leaks from the drain pipe/trap assembly, water supply lines, and areas underneath the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

The toilets were inspected by flushing them to ensure they were flushing adequately and to determine that no leaks were present at the water supply line or tank location. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Info and LMT's. Toilets are not assessed for their attachment to the closet flange or anchor bolts during the inspection. This is because manipulating or pushing on a toilet can compromise the wax seal, potentially leading to leaks. Therefore, the securing of toilets is not included in this inspection.

Inspection of the shower typically includes evaluation of functional flow, functional drainage, proper operation of shut-off, diverter valves and faucet; and moisture intrusion of walls and pan.

 No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Water was run through the drains of tubs and showers for an extended period of time, and the areas under these drains (if applicable) . No leaks were observed at the time of inspection unless otherwise noted in this report. 

The shower walls were inspected looking for any significant damage or areas that could allow for water infiltration behind the walls. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

The shower enclosure and door was inspected by running water in the shower for a few minutes and looking for visible signs of leaks. Lived in conditions can not be replicated during an inspection and if leaks are noticed after taking possession the door tracks will need to be sealed as needed to rectify any leaking. No reportable conditions were present unless otherwise noted in this report.

Info and LMT's. Water was allowed to flow through the drains of tubs and showers for an extended duration, followed by an inspection of the areas beneath these drains (if applicable) using thermal imaging to detect any signs of leaks. No leaks were detected during the inspection unless specifically mentioned in this report.

It's important to note that the effects of weight applied to these drains cannot be replicated during the inspection. When individuals shower or bathe, the weight can exert pressure on gaskets or joints in the drain pipes, potentially leading to leaks. This risk may be heightened in homes that have been unoccupied for an extended period. Therefore, any leaks occurring from these areas after the inspection are not covered.

Info and LMT's. Tub and sink overflows are not assessed for functionality during testing, as there is a high probability that the gaskets may leak. Therefore, it is advisable to be cautious when filling tubs to prevent water from entering the overflow. While these overflows typically help drain away excess water, some degree of leakage should be expected. To address this issue, it is recommended to have a licensed plumber inspect the gaskets and perform any necessary repairs. It should be assumed that these overflows may not be completely watertight.

The lifespan of a bathroom fan, also known as an exhaust fan, can vary depending on several factors, including the quality of the fan, the frequency of use, and the level of maintenance and care. In general, a well-maintained bathroom fan can last anywhere from 10 to 15 years, although some fans may last longer or shorter depending on their specific features and usage.

Info and LMT's. During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks and sounded for loose tile and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.

Per the Standards of Practice, the inspector will examine: the attic area and report on the condition of the access opening (including location), insulation type (and current depth), ducts, visible electrical components, exhaust terminations, plumbing components, and ventilation if applicable.

The inspector is not required to: move or disturb insulation, report on the adequacy of current ventilation, or Calculate the strength, adequacy, or efficiency of any system or component, including framing. Enter any attic that may damage the property or its components or be dangerous to or adversely affect the health or safety of the home inspector or other persons. Therefore, I do not attempt to enter attics with less than 36" of headroom, where insulation obscures the ceiling joists, or where ducts block access. In these cases, I will evaluate from the access opening as best I can.

The photos provided here show representative images of the attic at the time of inspection.

Info and LMT's. It is recommended to inspect all attic spaces at least twice annually to ensure that ventilation openings remain unobstructed and to prevent the development of mold. While there may be minimal or no visible evidence of organic growth during the inspection, mold can proliferate rapidly under favorable conditions. Organic growth poses potential hazards and can spread when moisture accumulates in the attic and is not properly vented to the exterior. Any areas of concern should be examined by a qualified contractor for analysis and appropriate removal measures.

Info and LMT's. Every effort is made to access and navigate all attics safely and thoroughly. Details regarding the inspection method used, including the approximate percentages of the attic that were both physically and visually accessible, will be provided, along with any safety concerns or obstacles that may have limited the inspection.

The method of inspection is determined solely by the inspector and is influenced by various factors, including accessibility, clearance, insulation levels, stored items, temperature, and more. It's important to note that the inspection is confined to visible areas only, and any sections that were not visually accessible are not included in the assessment.

It's essential to recognize that hidden damage may exist, as no attic can be entirely evaluated due to physical and visible obstructions such as insulation, which is not disturbed during the inspection for visual access to items.

The attic access(es) were inspected by reporting on their location and type, as well as looking for any significant defects in association with the access. No reportable conditions were present at the time of inspection unless otherwise noted in this report.