1234 Main St. Buyer Name. Table of Contents

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1 AMERICAN PROFESSIONAL HOME INSPECTION RESIDENTIAL REPORT 1234 Main St. Colorado Springs CO Buyer Name 10/02/2017 9:00AM Inspector Drew White CPI, IAC2 MOLD & RADON Agent Agent Name

2 Table of Contents Table of Contents SUMMARY 1: INSPECTION DETAILS 2: EXTERIOR 3: ROOF 4: ELECTRICAL 5: BASEMENT, FOUNDATION, CRAWLSPACE & STRUCTURE 6: HEATING 7: COOLING 8: PLUMBING 9: DOORS, WINDOWS & INTERIOR 10: BUILT-IN APPLIANCES 11: ATTIC, INSULATION & VENTILATION American Professional Home Inspection Page 2 of 27

3 SUMMARY ITEMS INSPECTED RECOMMENDATIONS SAFETY HAZARDS & IMMEDIATE ATTENTION ITEMS Exterior - Walkways, Patios & Driveways: Cracking Minor Exterior - Eaves, Soffits & Fascia: Soffit / Fascia Gap Exterior - Vegetation, Grading, Drainage & Retaining Walls: Negative Grading Electrical - Main & Subpanels, Service & Grounding, Main Overcurrent Device: Debris in panel Electrical - Main & Subpanels, Service & Grounding, Main Overcurrent Device: Signs of Melted Conduit Electrical - GFCI & AFCI: GFCI Not Present in Kitchen Electrical - Lighting Fixtures, Switches & Receptacles: Light Inoperable Electrical - Lighting Fixtures, Switches & Receptacles: Switch Covered Basement, Foundation, Crawlspace & Structure - Foundation: Foundation Cracks - Minor Heating - Equipment: Filter Dirty Cooling - Cooling Equipment: Insulation Missing or Damaged Plumbing - Drain, Waste, & Vent Systems: Improper Connection Plumbing - Water Supply, Distribution Systems & Fixtures: Caulk the Base of the Shower / Walls Plumbing - Water Supply, Distribution Systems & Fixtures: Drain Stop Does Not Work Plumbing - Hot Water Systems, Controls, Flues & Vents: Corrosion Doors, Windows & Interior - Windows: Screen(s) Torn. Doors, Windows & Interior - Floors: Loose Carpet Doors, Windows & Interior - Walls: Drywall Damage Built-in Appliances - Dishwasher: Dishwasher Controls Worn Attic, Insulation & Ventilation - Attic Insulation: Insufficient Insulation American Professional Home Inspection Page 3 of 27

4 1: INSPECTION DETAILS Information In Attendance Client Style of Home Multi-Level Weather Clear Temperature 56 F Occupancy Furnished, Occupied Utilities On Occupied / Furnished Disclaimer Due to the home being furnished, all floor surfaces, wall surfaces, countertop surfaces, windows, and electrical receptacles could be inspected or tested. IN NI NP R IN = Inspected NI = Not Inspected NP = Not Present R = s American Professional Home Inspection Page 4 of 27

5 2: EXTERIOR Information Inspection Method Moisture Meter, Visual Exterior Doors: Exterior Entry Doors Storm Door, Wood Siding, Flashing & Trim: Siding Material Brick Walkways, Patios & Driveways: Driveway Material Concrete Siding, Flashing & Trim: Siding Style N/A Decks, Balconies, Porches & Steps: Structure Covered Porch Decks, Balconies, Porches & Steps: Material Concrete IN NI NP R 2.1 Siding, Flashing & Trim X 2.2 Exterior Doors X 2.3 Walkways, Patios & Driveways X X 2.4 Decks, Balconies, Porches & Steps X 2.5 Eaves, Soffits & Fascia X X 2.6 Vegetation, Grading, Drainage & Retaining Walls X X 2.7 Fence X 2.8 Windows X IN = Inspected NI = Not Inspected NP = Not Present R = s s Walkways, Patios & Driveways CRACKING MINOR BACK PATIO Monitor and repair as needed. Recommend monitoring. American Professional Home Inspection Page 5 of 27

6 2.5.1 Eaves, Soffits & Fascia SOFFIT / FASCIA GAP FRONT OF HOME There is opening, gap or hole in fascia / soffit which should be repaired or sealed. This can allow water intrusion and pest infestation as well as deterioration of the surrounding material. Recommended DIY Project Vegetation, Grading, Drainage & Retaining Walls NEGATIVE GRADING Grading is sloping toward the home in one or more areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home. Here is a helpful article discussing negative grading. Contact a qualified landscaper or gardener. American Professional Home Inspection Page 6 of 27

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8 3: ROOF Information Inspection Method Ground Roof Drainage Systems: Gutter Material Aluminum Roof Type/Style Gable Flashings: Material Aluminum Coverings: Material Asphalt IN NI NP R 3.1 Coverings X 3.2 Roof Drainage Systems X 3.3 Flashings X 3.4 Skylights, Chimneys & Other Roof Penetrations X IN = Inspected NI = Not Inspected NP = Not Present R = s American Professional Home Inspection Page 8 of 27

9 4: ELECTRICAL Information Service Entrance Conductors: Electrical Service Conductors Below Ground, Aluminum, 240V Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type Circuit Breaker Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity 100 AMP Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location None Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer Bryant Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP Copper Branch Wiring Circuits, Breakers & Fuses: Wiring Method Conduit, Romex Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location Rear of Home American Professional Home Inspection Page 9 of 27

10 IN NI NP R 4.1 Service Entrance Conductors X 4.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X 4.3 Branch Wiring Circuits, Breakers & Fuses X 4.4 GFCI & AFCI X X 4.5 Lighting Fixtures, Switches & Receptacles X X 4.6 Smoke Detectors X 4.7 Carbon Monoxide Detectors X IN = Inspected NI = Not Inspected NP = Not Present R = s s Main & Subpanels, Service & Grounding, Main Overcurrent Device DEBRIS IN PANEL There are a lot of dead yellow jackets in the panel. It is best practice to keep the panel free of substantial debris. Contact a qualified electrician Main & Subpanels, Service & Grounding, Main Overcurrent Device SIGNS OF MELTED CONDUIT Could be old and a non issue, but there were signs of melted conduit. Could be from old arcing. American Professional Home Inspection Page 10 of 27

11 Contact a qualified electrician GFCI & AFCI GFCI NOT PRESENT IN KITCHEN KITCHEN Safety Hazard and/or Requires Immediate Attention All outlets within 6 ft of a water source need to be GFCI protected. Contact a qualified electrician Lighting Fixtures, Switches & Receptacles LIGHT INOPERABLE KITCHEN One or more lights are not operating. New light bulb possibly needed. Contact a qualified electrician. American Professional Home Inspection Page 11 of 27

12 4.5.2 Lighting Fixtures, Switches & Receptacles SWITCH COVERED LIVING ROOM Switch has been covered, ask seller why. Recommended DIY Project American Professional Home Inspection Page 12 of 27

13 5: BASEMENT, FOUNDATION, CRAWLSPACE & STRUCTURE Information Inspection Method Visual Floor Structure: Sub-floor Plywood Foundation: Material Concrete Floor Structure: Basement/Crawlspace Floor Concrete Floor Structure: Material Wood Joists IN NI NP R 5.1 Foundation X X 5.2 Basements & Crawlspaces X 5.3 Floor Structure X 5.4 Wall Structure X 5.5 Ceiling Structure X IN = Inspected NI = Not Inspected NP = Not Present R = s s Foundation FOUNDATION CRACKS - MINOR FRONT OF HOME, REAR OF HOME, REAR OF BASEMENT, RIGHT AND LEFT SIDES OF BASEMENT Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. Here is an informational article on foundation cracks. Contact a qualified structural engineer. American Professional Home Inspection Page 13 of 27

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15 6: HEATING Information Equipment: Brand Trane Equipment: Energy Source Gas Equipment: Heat Type Forced Air Distribution Systems: Ductwork Non-insulated AFUE Rating 80 AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard. IN NI NP R 6.1 Equipment X X 6.2 Normal Operating Controls X 6.3 Distribution Systems X 6.4 Vents, Flues & Chimneys X IN = Inspected NI = Not Inspected NP = Not Present R = s s Equipment FILTER DIRTY The furnace filter is dirty and needs to be replaced every 6 months. Contact a qualified HVAC professional. American Professional Home Inspection Page 15 of 27

16 7: COOLING Information Cooling Equipment: Brand Goodman Cooling Equipment: Energy Source/Type Electric Cooling Equipment: Location Rear of Home Distribution System: Configuration Central IN NI NP R 7.1 Cooling Equipment X X 7.2 Normal Operating Controls X 7.3 Distribution System X IN = Inspected NI = Not Inspected NP = Not Present R = s s Cooling Equipment INSULATION MISSING OR DAMAGED REAR OF HOME Missing or damaged insulation on refrigerant line can cause energy loss and condensation. Contact a qualified HVAC professional. American Professional Home Inspection Page 16 of 27

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18 8: PLUMBING Information Filters None Drain, Waste, & Vent Systems: Material Copper, Iron Hot Water Systems, Controls, Flues & Vents: Power Source/Type Gas Water Source Public Water Supply, Distribution Systems & Fixtures: Distribution Material Copper Hot Water Systems, Controls, Flues & Vents: Capacity 40 gallons Drain, Waste, & Vent Systems: Drain Size 3" Water Supply, Distribution Systems & Fixtures: Water Supply Material Copper Hot Water Systems, Controls, Flues & Vents: Location Basement Main Water Shut-off Device: Location Basement Hot Water Systems, Controls, Flues & Vents: Manufacturer Rheem I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. Here is a nice maintenance guide from Lowe's to help. American Professional Home Inspection Page 18 of 27

19 Fuel Storage & Distribution Systems: Main Gas Shut-off Location Rear IN NI NP R 8.1 Main Water Shut-off Device X 8.2 Drain, Waste, & Vent Systems X X 8.3 Water Supply, Distribution Systems & Fixtures X X 8.4 Hot Water Systems, Controls, Flues & Vents X X 8.5 Fuel Storage & Distribution Systems X IN = Inspected NI = Not Inspected NP = Not Present R = s s Drain, Waste, & Vent Systems IMPROPER CONNECTION KITCHEN An improper connection was observed at a drain, waste or vent pipe. Recommend a qualified plumber evaluate and repair. Contact a qualified plumber. American Professional Home Inspection Page 19 of 27

20 8.3.1 Water Supply, Distribution Systems & Fixtures CAULK THE BASE OF THE SHOWER / WALLS MASTER BATHROOM Add caulk to prevent moisture getting under the shower tub or behind tile. This will also help prevent future mold issues and sub-floor and wall deterioration. Recommended DIY Project Water Supply, Distribution Systems & Fixtures DRAIN STOP DOES NOT WORK MASTER BATHROOM The drain is not sealing which will prevent the tub from filling for baths. Contact a qualified landscaper or gardener. American Professional Home Inspection Page 20 of 27

21 8.4.1 Hot Water Systems, Controls, Flues & Vents CORROSION WATER HEATER SUPPLY LINES Corrosion was noted at the burn chamber or pipe fittings. Recommend a qualified plumber evaluate for repair/replacement. Contact a qualified plumber. American Professional Home Inspection Page 21 of 27

22 9: DOORS, WINDOWS & INTERIOR Information Windows: Window Type Sliders, Casement Walls: Wall Material Drywall, Unfinished Windows: Window Manufacturer Unknown Ceilings: Ceiling Material Drywall Floors: Floor Coverings Concrete, Tile, Carpet Countertops & Cabinets: Countertop Material Laminate Countertops & Cabinets: Cabinetry Wood IN NI NP R 9.1 Doors X 9.2 Windows X X 9.3 Floors X X 9.4 Walls X X 9.5 Ceilings X 9.6 Steps, Stairways & Railings X 9.7 Countertops & Cabinets X 9.8 Trim X IN = Inspected NI = Not Inspected NP = Not Present R = s s Windows SCREEN(S) TORN. MASTER BEDROOM This is very common, monitor and repair as needed. Recommended DIY Project American Professional Home Inspection Page 22 of 27

23 9.3.1 Floors LOOSE CARPET WHOLE HOME Contact a quality handyman Walls DRYWALL DAMAGE GUEST BEDROOM Repair as needed. Contact a qualified drywall contractor. American Professional Home Inspection Page 23 of 27

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25 10: BUILT-IN APPLIANCES Information Dishwasher: Brand Kenmore Range/Oven/Cooktop: Range/Oven Energy Source Electric Refrigerator: Brand GE Range/Oven/Cooktop: Range/Oven Brand GE Refrigerator: Working at Time of Inspection Range/Oven/Cooktop: Exhaust Hood Type Re-circulate IN NI NP R 10.1 Dishwasher X X 10.2 Refrigerator X 10.3 Range/Oven/Cooktop X 10.4 Garbage Disposal X IN = Inspected NI = Not Inspected NP = Not Present R = s s Dishwasher DISHWASHER CONTROLS WORN KITCHEN Water can get into the control board and cause it to short out. Monitor. Recommend monitoring. American Professional Home Inspection Page 25 of 27

26 11: ATTIC, INSULATION & VENTILATION Information Dryer Power Source 220 Electric Attic Insulation: Insulation Type Mineral Wool Flooring Insulation None Ventilation: Ventilation Type Gable Vents, Ridge Vents Attic Insulation: R-value 19 Exhaust Systems: Exhaust Fans Fan with Light Dryer Vent Metal, Metal (Flex) IN NI NP R 11.1 Attic Insulation X X 11.2 Vapor Retarders (Crawlspace or Basement) X 11.3 Ventilation X 11.4 Exhaust Systems X IN = Inspected NI = Not Inspected NP = Not Present R = s s Attic Insulation INSUFFICIENT INSULATION Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation. American Professional Home Inspection Page 26 of 27

27 Contact a qualified insulation contractor. American Professional Home Inspection Page 27 of 27