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. Vacant homes present unique inspection limitations because many systems have not been subjected to regular use prior to inspection. While systems may function during testing, future performance cannot be predicted. Hidden leaks, drainage issues, fixture failures, and other conditions may only become apparent after normal occupancy resumes.

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

Picture Showing Main Electric Panel Disconnect at the Electric Meter and at the Main Panel

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

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 readily accessible grounds, trees, vegetation, and site areas were visually inspected through a representative sample of accessible surfaces and conditions for grading concerns, drainage patterns, vegetation contact, erosion, settlement, moisture-related conditions, and general site performance. No significant deficiencies were noted unless otherwise described within this section.

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 cannot 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 described within this section.

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. The photos in this section provide representative views of the home’s exterior conditions as visible at the time of inspection.

Info and LMT's. This section provides representative views of the home’s exterior elevations as seen from the ground at the time of inspection. These photos are intended to document overall exterior conditions, including siding, trim, eaves, soffits, fascia, windows, doors, and visible exterior penetrations. Conditions not visible due to height, angle, finishes, weather, or obstructions may not be fully captured.

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.

All exterior doors were inspected in representative visible areas for damage, operational deficiencies, flashing concerns, and other significant conditions. No significant deficiencies were noted unless otherwise described within this section.

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, including representative visible portions of trim, flashing, sealants, and related assemblies, were inspected for significant damage, improper flashing details, clearance concerns, and other visible deficiencies. No significant deficiencies were noted unless otherwise described within this section. Routine monitoring and maintenance of these areas is recommended to help reduce the likelihood of future moisture intrusion, deterioration, or pest-related concerns over time.

The exterior penetrations were visually inspected in representative accessible areas for proper sealing, flashing, clearances, and signs of damage or deterioration. No significant deficiencies were noted unless otherwise described within this section. Ongoing monitoring and routine maintenance of exterior penetrations is recommended to help reduce the likelihood of moisture intrusion, air leakage, or pest entry over time.

Info and LMT’s – Concealed Vent Terminations and Connections. Vent terminations and duct connections located within sealed walls, ceilings, or other concealed areas could not be confirmed. The inspection is limited to visible and readily accessible components, and the continuity, routing, and final termination points of concealed ductwork are not fully verifiable. As a result, conditions such as disconnected ducts, improper terminations, or concealed damage may exist but are not detectable within the scope of a visual inspection. Inquire with the seller regarding any known issues, prior modifications, or available documentation related to the installation and routing of ventilation systems.

Info and LMT's. The inspection of the deck(s) encompassed scrutiny for water-related damage, construction deficiencies, and safety hazards. No observable issues were evident at the time of inspection unless otherwise indicated in this report.

It is not uncommon to discover various deficiencies in deck construction, and several factors contribute to this:

Firstly, many decks are constructed by workers during the initial building phase of the home. Although they may create a deck that appears functional, critical details are often overlooked due to a lack of familiarity with building standards in effect at the time.

Secondly, building codes may have evolved since the deck's construction. Consequently, while the deck might have met standards during its inception, it may not adhere to current regulations.

Building standards are periodically revised to enhance safety for homeowners. Therefore, assessments of decks are conducted based on present-day standards to ensure safety is prioritized. Although numerous deficiencies may be identified, it is essential to recognize that this evaluation does not constitute a comprehensive deck inspection. Home inspections are qualitative rather than exhaustive or quantitative in nature.

The representative visible components of the exterior stair system were inspected by traversing the stairs, where possible, to evaluate their general condition, stability, handrails, guards (where applicable), and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

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.

A representative sample of visible components of the roofing system were inspected for significant defects related to roofing materials, roof structure, flashing details, gutters, downspouts, ventilation components, roof penetrations, and debris conditions. No significant deficiencies were noted unless otherwise described within this section.

Info and LMT's. This inspection of the roof covering is visual only, from the vantage points accessible at the time (ground, ladder, walked roof surface, or aerial imagery, as noted elsewhere in this section). Concealed components, areas hidden by weather conditions, and portions not visible from the inspection method used could not be evaluated. The inspection is intended to determine general condition only; it does not establish, and cannot guarantee, the roof's remaining service life.

Info and LMT's. Portions of the roof were evaluated using an aerial drone rather than by walking the surface or viewing from a ladder. For those specific portions, observations are limited to what is visible from the drone's aerial perspective, which provides a less thorough view than direct access would.

Info and LMT's. Shingles in this area were well-bonded and could not be lifted to inspect the fastening pattern underneath without a pry bar, which is not used as part of a standard visual inspection. Well-bonded shingles are themselves a good sign, since loose or unbonded shingles are more prone to wind damage and would be noted as a defect.

Info and LMT's. The roof age noted below is a rough estimate based on general observations and industry standards, not official records, and actual remaining lifespan will vary with maintenance history, climate, and material quality.

Representative visible roof flashing components were inspected for conditions commonly associated with proper water management at roof transitions, penetrations, terminations, and directional changes in the roofing system. Roof flashings are intended to help direct water away from vulnerable areas where roofing materials start, stop, intersect, or are penetrated. The inspection included reviewing flashing methods and conditions that are generally considered standard or commonly accepted for this region and type of construction. Damaged, incomplete, deteriorated, or non-standard flashing details may indicate an older or potentially less reliable roofing assembly and can increase the likelihood of moisture intrusion over time. Any reportable flashing deficiencies identified in the representative visible areas inspected are documented below where applicable.

 Representative visible portions of the roof flashings were inspected for significant deficiencies at applicable flashing locations, including drip edge, sidewall, headwall, counter flashing, step flashing, and similar components. Many flashing components are concealed beneath roofing materials and/or wall claddings and are not directly visible during a standard visual inspection; therefore, concealed portions are excluded from this inspection. Flashing performance is assessed primarily through visible conditions and by reviewing accessible interior ceilings, attic spaces, and roof decking for signs of moisture intrusion where flashing components are presumed to be present. No reportable deficiencies were visibly present at the representative visible portions inspected unless otherwise described within this section.

 Representative visible portions of the roof protrusions and penetrations were inspected for significant defects, including signs of deterioration, improper sealing, flashing concerns, and visible moisture intrusion conditions. Roof protrusions were also reviewed from accessible attic areas, where possible, for visible signs of leakage or moisture-related staining at associated roof penetrations. No significant deficiencies were noted unless otherwise described within this section.

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

Info and LMT's. Service amperage is determined by examining the size and rating of the service entrance conductors and the main service disconnect.

Standard residential service voltage (120/240VAC) is treated as the operating voltage for this type of installation unless something in the panel or service equipment indicates otherwise; a voltage meter reading is not part of this evaluation. Where the service entrance conductor sizing isn't legible or marked, the stated amperage is listed as an estimate based on the visible equipment rather than a confirmed value.

The representative visible components of the main electrical panel were inspected for significant defects related to wiring terminations, overcurrent protection devices, grounding and bonding, circuit identification, overcrowding, and other readily visible safety hazards. No significant deficiencies were identified unless otherwise noted within this section.

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.

The representative visible components of the branch wiring system were inspected for significant defects related to wiring methods, terminations, junction boxes, conductor materials, support, physical damage, and other readily visible safety hazards. Most branch circuit wiring is concealed within walls, ceilings, floors, and insulation and is not visible as part of a visual home inspection. No significant deficiencies were identified unless otherwise noted within this section.

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 cannot 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 representative visible components of the combustion venting system were inspected for significant defects related to vent materials, clearances to combustibles, support, slope, connections, termination, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

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.

The representative visible components of the water supply piping system were inspected for significant defects related to leaks, physical damage, improper installation, support, corrosion, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

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

The representative visible components of the drain, waste, and vent (DWV) piping system were inspected for significant defects related to leaks, physical damage, improper installation, support, proper drainage, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Only visible portions of the plumbing waste and drain systems could be inspected. Concealed piping and underground drains were not accessible, and full verification of flow or blockages is beyond the scope of this inspection.

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

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.

Info and LMT's. At the time of inspection, no visible signs of floor settlement, sloping, or structural movement were observed. Floors appeared level and consistent throughout accessible areas, and no related wall or ceiling cracking was noted. These observations are based on visual inspection only and are limited to the conditions present at the time of inspection. Future settlement or movement cannot be predicted.

A representative number of readily accessible windows were inspected by operating them, where possible, to evaluate proper operation, latching, weather-tight closure, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

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.

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.

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.

General Bathroom Pictures

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. 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.

A representative sample of the visible portions of the roof structure were inspected for readily visible signs of moisture intrusion, damage, or other deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Per the Standards of practice, the inspector will examine and report on the condition of the foundation walls, the framing (including probing of any framing that looks to have damage/deterioration), columns/piers, and insulation if applicable.

The inspector is not required to: enter any area that could be considered a safety hazard to the inspector; report on the adequacy of structural components; or report on spacing, span, or size of structural components. Ductwork, framing, plumbing, and insulation may block the visual accessibility of some areas. The inspection is limited to the conditions on the inspection day; I inspect several items looking for indications that moisture has infiltrated the foundation area. But, I cannot guarantee that water will not infiltrate the area at a future time due to conditions unforeseen at the time of inspection.

A representative number of the visible portions of the foundation walls were inspected to evaluate their general condition and identify any readily visible signs of cracking, moisture intrusion, damage, or other deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Foundation & Basement Inspection Scope

A representative sample of the visible and readily accessible foundation, structural, and below-grade components was inspected for significant deficiencies, including signs of structural movement, damage, and moisture intrusion. Finished walls, ceilings, floors, stored belongings, insulation, and other concealed conditions limited visibility of many structural components, including portions of the foundation, framing, subflooring, and the foundation footing, which is typically concealed below grade and was not visible.

No evidence of active water intrusion or moisture-related concerns was identified in the visible areas at the time of the inspection unless otherwise noted within this section.

A representative portion of the visible and accessible structural components were inspected to evaluate their general condition and identify any readily visible damage or other deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

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

Info and LMT's. This basement was inspected visually, evaluating what is observable and reasonably accessible at the time of the inspection.

As is generally true for below-grade spaces, conditions such as moisture intrusion, structural movement, or concealed defects can sometimes only become apparent under specific circumstances — for example, during or after heavy rain, snowmelt, or seasonal changes in groundwater. A visual inspection reflects conditions on the day of inspection and doesn't predict how the space will perform under different weather or seasonal conditions.

The visible portions of the concrete slab were inspected for readily visible signs of significant cracking, damage, or other deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

No active leakage or moisture intrusion was observed in this basement at the time of the inspection. Basement moisture conditions can be seasonal and are influenced by rainfall, groundwater levels, and drainage performance, so future conditions can't be fully predicted from a single visual inspection. Continued monitoring — particularly after heavy rain or during wetter seasons — is a reasonable precaution for any basement.

 This section of the report will address concerns and deficiencies related to cracking, settlement, or movement. The inspection covered visible areas of the exterior, interior, and foundation, with particular attention to identifying cracks and signs of movement or settlement. The assessment of cracking acceptability depends on the client's preferences and exceeds the scope of a standard home inspection and any associated repairs are at the discretion of the client. No visible indications of these conditions were observed during the inspection, unless otherwise specified in this report.

An infrared camera was used selectively to examine specific areas of concern or to help validate suspected issues. Its use should not be interpreted as a comprehensive thermal survey of the entire structure. Deployment of the infrared camera was at my discretion to provide additional insight, and its application goes beyond the standard scope of a home inspection.

Temperature readings shown on thermal images are provided as a courtesy and should not be solely relied upon. They are intended as qualitative indicators rather than precise measurements, and actual temperatures may vary by +/- 2% or more. Some readings reflect surface temperatures only, and obtaining air or internal temperature measurements is beyond the scope of this inspection.

I inspected all visible and accessible areas for evidence of moisture intrusion or conditions that could contribute to moisture-related issues. At the time of inspection, no active moisture or leaks were observed, and all areas appeared to be performing as intended. These observations are limited to the conditions present at the time of inspection. Any future signs of moisture, damage, or related concerns may require further assessment by qualified professionals.

Please note that mold testing and indoor air quality assessments are beyond the scope of this inspection. If there are concerns about bio-growth or indoor air quality, I recommend evaluation by a qualified specialist. In general, localized issues can often be addressed by removing or sealing the affected area. Best practices for controlling bio-growth focus on diagnosing and repairing water problems. Where water issues are chronic, bio-growth can be more complex and costly to remediate. Where water problems are isolated, mold-related repairs tend to be limited in scope and less complex.

Environmental Hazards and Pest/Wood-Destroying Insect (WDI) Disclaimer:

As a home inspector, I do not assess or test for environmental hazards or pest infestations. Specifically, this inspection does not include:

• The presence of mold, mildew, fungus, or airborne contaminants.
• The identification of rodents, animals, bats, guano, or insects, including wood-destroying insects (WDIs).
• Air quality assessments.
• The presence of hazardous materials such as asbestos, lead-based paint, or other environmental risks.
• Hazardous waste conditions or contamination.

Pest & Wood-Destroying Insect (WDI) Concerns:

This inspection does not include an evaluation for the presence of pests, including wood-destroying insects such as termites, carpenter ants, or powderpost beetles. Nothing related to pests or WDI activity was visible on the day of inspection unless otherwise noted in this report. Any such mentions included in the report are based solely on a visual assessment and are strictly provided as recommendations, not a formal pest inspection.

If concerns regarding potential pest activity exist, I strongly recommend:

• Consulting a licensed pest control or WDI specialist to inspect and assess the entire building structure for pest activity or damage.
• Understanding that any informal mention of pest-related issues during this inspection is provided as a courtesy only and should not be interpreted as a formal pest inspection. A professional evaluation is still necessary.

For all environmental hazards or wood-destroying insect concerns, please seek a qualified specialist to perform a dedicated inspection.

Property Condition Upon Departure

The property was open/unsecured when I arrived for the inspection. Upon completion of the inspection, I left the property in generally the same condition in which it was found. No attempt was made to secure or lock areas that were open or unsecured upon arrival.

This phase inspection does not replace a final inspection of the completed home. Many finishes, fixtures, appliances, safety components, and mechanical or electrical systems were incomplete or could not yet be fully operated and evaluated. A final inspection is recommended after construction is substantially complete and utilities and installed systems are operational, preferably before the final walkthrough or closing. This allows completed components to be evaluated and provides an opportunity to identify conditions that were not present, visible, or testable during the pre-drywall phase.

End of Report Summary

This was a pre-drywall / phase inspection performed while the home was still under active construction, and much of the framing, wiring, and finish work was incomplete or in process at the time of inspection. No conditions were identified that were considered critical, significant, or major defects. The items below are organized by area for quick reference while coordinating with the builder before remaining work is completed and finishes conceal these areas. Where a component was simply unfinished or still in process, it is identified as such below rather than as a defect; items representing an actual condition needing correction, repair, or further verification are noted individually so they can be tracked to completion.

Grounds & Site

• Tree overhanging the roof – a tree limb extends over the roofline, low enough to contact the surface; recommend trimming back to restore clearance (a landscaping/maintenance item, unrelated to construction).
• Final grading & drainage – site grading and portions of the roof runoff system were still incomplete at the time of inspection; the builder should complete final grading and drainage provisions to direct surface water and roof runoff away from the foundation before project completion.
• Negative grading (construction in progress) – one area of the current site grade slopes toward the foundation rather than away from it, which can direct water toward the structure and contribute to moisture or settlement concerns over time; this area should be corrected as part of the builder's remaining grading work.

Exterior Siding, Doors & Windows

• Weather-resistive barrier (front, rear, left, and right elevations) – seams and laps were not sealed/taped; have the builder correct this per the manufacturer's installation requirements before exterior finishes conceal these areas.

Decks & Exterior Stairs

• Deck support posts (front and right-side deck) – in direct contact with soil; have the builder improve separation from the soil to support long-term durability.
• Exterior stair stringer connections (right-side deck) – hanger hardware or another clearly identifiable mechanical connection was not visible at the upper bearing point; have the builder verify the attachment method against the approved construction details before the stair assembly is completed.

Garage

• Garage-to-house door – no visible fire-rating or listing label; recommend the builder verify/confirm the door's fire rating.

Electrical

• Nail plate protection needed (loft/bonus room and bedroom 4) – non-metal-sheathed wiring is routed close to the framing edge in visible areas; have the builder add protective nail plates before finishes are installed.

Interior Living Areas, Bedrooms & Stairs

• Basement window – sill/pan flashing was not visible beneath the window; have the builder confirm flashing was installed per the window manufacturer's requirements (reference imagery of a properly flashed sill was included in the report for comparison).
• Interior stairs – observed during an active stage of construction and not yet representing the completed installation; final riser heights, tread depths, handrails, and guards should be verified once the stairway is complete.

Foundation, Framing & Basement

• Subfloor (living room) – raised/uneven area noted; have the builder correct before finished flooring is installed.
• Wall framing member (near the interior stairs) – damaged; have the builder repair or replace before the wall is concealed.
• Floor joist (basement) – one or more joists show boring that appears oversized, improperly located, or too close to the edge; have the builder evaluate and repair before concealment.
• Sill plate anchorage (garage interior) – anchor hardware (nuts/washers) was not visible at the recessed openings; have the builder verify the anchorage before the wall assembly is concealed.
• Basement bedroom – does not currently have a compliant emergency escape and rescue opening; any future finishing of this space as a sleeping area should incorporate a compliant egress opening for occupant safety.