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Home Inspection Report
Prepared Exclusively for: John Buyer 123 Somewhere St.
Albuquerque, New Mexico 87114
Table of Contents
Definitions 2
General Information 2
Limit of Liability 3
Lots and Grounds 4
Roof 4
Exterior 5
Garage/Carport 6
Structure 7
Attic 7
Living Space 8
Bathroom 9
Kitchen 10
Bedroom 10
Laundry Room/Area 12
Electrical 12
Heating System 13
Fireplace/Wood Stove 14
Evaporative Cooler 14
Plumbing 14
Summary 16
Red or Green Inspections LLC Prepared Exlusively for: John Doe
123 Somewhere St. (505) 401-1746 www.redorgreeninspections.com
04/07/2018 02:44 PM
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Palm-Tech Inspector, Copyright © 1998-2018, PDmB, Inc.
Red or Green Inspections LLC
DefinitionsNOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power,
inaccessible, or disconnected at time of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended
function. Safety Hazard Indicates Item is a safety hazard.
General Information
Property Information
Property Address: 123 Somewhere St.
City: Albuquerque State: New Mexico Zip: 87114
Contact Name: Jane Doe
Phone: 505-765-4321
Client Information
Client Name: John Doe
Client Address: 123 Somewhere St.
City: Albuquerque State: New Mexico Zip: 87114
Phone: 505-123-4567
E-Mail: [email protected]
Inspection Company
Inspector Name Josiah Hammond
Company Name Red or Green Inspections LLC
Inspection Company Address: 10400 Trevino Loop NW.
Inspection Company City: Albuquerque State: New Mexico Zip: 87114
Inspection Company Phone: 505-401-1746
Inspection Company E-Mail: [email protected]
File Number: 122716JH1
Amount Received ($): 401.42
Conditions
Others Present: Home Owner Property Occupied: Occupied
Estimated Age: 38 years Entrance Faces: North
Red or Green Inspections LLC Prepared Exlusively for: John Doe
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General Information (Continued)Inspection Date: 12/27/2016
Start Time: 4:01 P.M. End Time: 7:35 P.M.
Electric On: Yes
Gas/Oil On: Yes
Water On: Yes
Temperature (F): 50
Weather: Sunny Soil Conditions: Dry
Space Below Grade: None
Building Type: Single Family Garage: Attached 2 Car
Sewage Disposal: City How Verified: Owner
Water Source: City How Verified: Owner
Limit of Liability1. All conditions noted on the property are "at the time of the inspection". The inspector has no control over the home at any point after the inspection. 2. Hidden or latent defects are beyond the scope of this inspection. 3. Inspection is a "limited visual examination". The inspector cannot move furniture or other personal items. 4. The scope of this inspection is intended to be an overview, rather than an exhaustive evaluation of a particular system or component. 5. This inspection is not a guarantee of the future and should not be considered a warranty. 6. Inspector will not inspect items based on cosmetics, unless it negatively affects function, operation, or safety. 7. Inspector inspects systems "using normal operating controls". The inspector operates heating and cooling equipment and lighting using the same wall switches or controls normally used by the home owner 8. Third Party Liability. It is understood and agreed that the inspection and report are performed and prepared for the confidential and exclusive use and possession of CLIENT. No other person or entity may rely on the report issued pursuant to this agreement. 9. Client is under no obligation to follow the inspector's recommendations. 10. The terms "front, right, left and rear" are used to describe the home as viewed facing the house from the main entry door. 11. This visual inspection is in compliance with the Standards of Practice and Code of Ethics as set by the American Society of Home Inspectors (ASHI).
Red or Green Inspections LLC Prepared Exlusively for: John Doe
123 Somewhere St. (505) 401-1746 www.redorgreeninspections.com
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Palm-Tech Inspector, Copyright © 1998-2018, PDmB, Inc.
Red or Green Inspections LLC
Lots and GroundsAcceptable Driveway: Asphalt - Maintenance on asphalt driveway is recommended, this is done by regularly
sealing asphalt.
Acceptable Steps/Stoops: Concrete - There was a small step in entry way.
Acceptable Patio: Concrete - A large back patio was observed at time of inspection.
Marginal Deck: Stained wood - Resealing of deck in backyard near patio is recommended to extend life of decking material. This can be done by using a deck sealer or exterior grade paint.
Acceptable Grading: Minor slope
RoofRoof inspection is a visual inspection only, and is not intended to estimate life expectancy of roofing materials. Interiors of vent systems, flues, and chimneys that are not readily accessible are not within the scope of the general home inspection. A licensed chimney contractor or chimney sweep can be scheduled if desired by client, or if recommended by inspector. All roofing repairs should be performed by a qualified, licensed roofing contractor.
Main Roof Surface Method of Inspection: On roof
Marginal Material: Asphalt shingle - Small hole was observed on front section of roof above front entrance. Sealing of hole is recommended to prevent leaking. Minor de granulation on asphalt shingles was observed, monitoring of shingles is recommended. Hole on front roof section
Acceptable Number of Layers One
Type: Gable, Hip
Approximate Age: Unknown
Acceptable Valleys: Preformed metal
Acceptable Plumbing Vents: PVC
Acceptable Heating Vent: Galvanized
Acceptable Electrical Mast: Underground utilities
Not Present Gutters: Adding gutters to all eaves is recommended. Gutters with the proper downspout extensions carry water away from the home and prevent water damage and seepage.
South Chimney Acceptable Chimney: Stucco & frame covered 3 wall pipe
Acceptable Flue/Flue Cap: Metal
Acceptable Chimney Flashing: Tar covered
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Palm-Tech Inspector, Copyright © 1998-2018, PDmB, Inc.
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Exterior North Exterior Surface Acceptable Type: Wood Panel Siding
West, South, East Exterior Surface Marginal Type: Stucco - Moderate cracking was observed on stucco in southwest corner. Damage does not
appear to be structural. Water damage was observed to stucco underneath back hose bib. Stucco patching is recommended to prevent further water damage. Several minor cracks were observed to stucco, these are typical cracks and do not present a structural issue. Stucco crack at SouthWest corner
Water damage behind back hose bib
Marginal Trim: Wood - Painting trim is recommended to prevent moisture damage and rot. Peeling paint
Acceptable Flashing: Metal
Acceptable Fascia: Composite material
Acceptable Soffits: Composite material
Acceptable Door Bell: Hard wired
Acceptable Entry Doors: Wood
Marginal Patio Door: Metal sliding - Metal sliding patio door was difficult to operate. Repair or maintenance recommended by a qualified carpenter.
Marginal Windows: Aluminum slider - Resealing of all exterior windows is recommended for energy efficiency, and to prevent moisture seepage. Front right window
Marginal Window Screens: Vinyl mesh - Several screens have bent frames. This is mentioned as a courtesy and is not part of the general home inspection.
Acceptable Exterior Lighting: Surface mounted lamps front and rear
Acceptable Exterior Electric Outlets: 110 VAC
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Exterior (Continued)Acceptable Hose Bibs: Gate
Acceptable Gas Meter: Exterior surface mount at right side of home
Acceptable Main Gas Valve: Located at gas meter
Garage/Carport Attached Garage Type of Structure: Attached Car Spaces: 2
Defective Garage Doors: Metal - Buckling was observed on garage door lower sections. This can lead to malfunction over time if left unresolved. Further evaluation by a garage door specialist is recommended. Lower sections of garage door appear to be buckling
Acceptable Door Operation: Mechanized
Acceptable Door Opener: Craftsman
Acceptable Exterior Surface: Wood, Stucco
Acceptable Roof: Asphalt shingle
Acceptable Roof Structure: 2x4 Truss
Acceptable Ceiling: Exposed framing
Acceptable Walls: Exposed framing Firewall - Half of walls could not be inspected due to obstruction of walls by personal items.
Acceptable Floor/Foundation: Poured concrete
Acceptable Electrical: 110 VAC
Not Present Smoke Detector: Adding smoke detector to garage is recommended for safety.
Marginal Windows: Fiberglass panel - Resealing garage window is recommended to prevent further moisture damage. Silicone caulking is a recommended material. Garage window
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Garage/Carport (Continued)Not Present Gutters: Adding gutters to all eaves is recommended. Gutters with proper downspout extensions
will prevent moisture damage and settling.
StructureInspected structural elements inspected are easily accessible areas only. Inspector is not responsible for latent or hidden structural defects.
Acceptable Structure Type: Wood frame
Acceptable Foundation: Poured slab
Acceptable Bearing Walls: Frame
Acceptable Joists/Trusses: 2x4 Trusses,
Acceptable Floor/Slab: Poured slab
Attic Main Attic Method of Inspection: In the attic
Acceptable Roof Framing: 2x4 Truss
Acceptable Sheathing: Plywood
Marginal Ventilation: Gable, roof and soffit vents - Pulling insulation back from soffit vents is recommended to promote proper convection. Improper ventilation can lead to deterioration of roofing materials and ice damming.
Acceptable Insulation: Batts
Acceptable Insulation Depth: 6"
Acceptable Wiring/Lighting: 110 VAC
Marginal Moisture Penetration: Previous water penetration noted - Previous water damage was noted to underside of attic sheathing. Sheathing was not moist at time of inspection. Checking with previous owner is recommended as well as monitoring in the future. Previous moisture damage in attic sheathing
Acceptable Bathroom Fan Venting: Electric fan
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Living Space Living Room Living Space Acceptable Ceiling: Popcorn texture
Acceptable Walls: Texture paint - Majority of walls could not be inspected due to obstruction of walls by personal items.
Acceptable Floor: Ceramic tile
Acceptable Windows: Aluminum slider
Acceptable Electrical: 110 VAC outlets and lighting circuits
Acceptable HVAC Source: Heating system register
Safety Hazard Smoke Detector: Battery operated - Replacement of battery or installation of new smoke detector is recommended for safety.
Dining Room Living Space Acceptable Ceiling: Popcorn texture - A small seasonal crack was observed in dining room kitchen. These are
typical cracks and do not present a structural hazard. Cracks can be repaired but will likely reopen. Small seasonal crack on dining
room ceiling
Acceptable Walls: Texture paint
Acceptable Floor: Ceramic tile
Acceptable Electrical: 110 VAC outlets and lighting circuits
Acceptable HVAC Source: Heating system register
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Palm-Tech Inspector, Copyright © 1998-2018, PDmB, Inc.
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Bathroom Master Bathroom Acceptable Ceiling: Texture paint
Acceptable Walls: Texture paint
Acceptable Floor: Ceramic tile
Acceptable Doors: Hollow wood
Marginal Windows: Aluminum slider - Window operation is difficult, further evaluation by a carpenter or handyman is recommended.
Marginal Electrical: 110 VAC outlets and lighting circuits - Installation of GFCI outlet is recommended for safety. Further evaluation by a qualified electrician is recommended.
Acceptable Counter/Cabinet: Composite and wood
Acceptable Sink/Basin: Porcelain
Acceptable Faucets/Traps: Metal faucet and PVC trap
Acceptable Shower/Surround: Plastic pan and ceramic tile surround
Acceptable Toilets: Kohler
Acceptable HVAC Source: Heating system register
Acceptable Ventilation: Window
Hallway Bathroom Acceptable Ceiling: Texture paint
Acceptable Walls: Texture paint
Acceptable Floor: Ceramic tile
Acceptable Doors: Hollow wood
Marginal Electrical: 110 VAC outlets and lighting circuits - Installing a GFCI outlet is recommended for safety. Further evaluation by a qualified licensed electrician is recommended.
Acceptable Counter/Cabinet: Composite and wood
Acceptable Sink/Basin: Porcelain coated
Acceptable Faucets/Traps: Price Pfister faucet and PVC trap
Acceptable Tub/Surround: Fiberglass tub and ceramic tile surround
Acceptable Toilets: American Standard
Acceptable HVAC Source: Heating system register
Acceptable Ventilation: Electric ventilation fan
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KitchenKitchen appliances are tested for normal function only. Temperature settings, timers, clocks, self cleaning functions, or any "extra" functions present on appliances are beyond the scope of this inspection.
Southeast Kitchen Acceptable Cooking Appliances: Frigidaire
Acceptable Ventilator: Whirlpool
Acceptable Disposal: Kenmore
Acceptable Dishwasher: Maytag
Air Gap Present? No
Acceptable Walls: Texture paint
Acceptable Refrigerator: Whirlpool
Acceptable Microwave: Whirlpool
Acceptable Sink: Porcelain Coated
Safety Hazard Electrical: 110 VAC outlets and lighting circuits - Installing GFCI outlets above all kitchen counters is recommended for safety. Further evaluation is recommended by a qualified licensed electrician.
Acceptable Floor: Ceramic tile
Acceptable Plumbing/Fixtures: Chrome, PVC
Acceptable Counter Tops: Formica
Acceptable Cabinets: Wood
Acceptable Ceiling: Popcorn texture
Acceptable Windows: Aluminum slider
Acceptable HVAC Source: Heating system register - Cleaning of register in kitchen is recommended.
Bedroom West Bedroom Acceptable Closet: Large
Acceptable Ceiling: Popcorn texture
Acceptable Walls: Texture Paint - Half of walls could not be inspected due to obstruction of walls by personal items.
Acceptable Floor: Carpet
Acceptable Doors: Hollow wood
Acceptable Windows: Aluminum slider
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Bedroom (Continued)Acceptable Electrical: 110 VAC outlets and lighting circuits
Acceptable HVAC Source: Heating system register
Safety Hazard Smoke Detector: Battery operated - Inoperative. Replacement of battery recommended for smoke detector.
Master Bedroom Acceptable Closet: Large
Acceptable Ceiling: Popcorn texture
Acceptable Walls: Texture paint - Two walls could not be inspected due to obstruction of walls by personal items.
Acceptable Floor: Carpet
Acceptable Doors: French
Acceptable Windows: Aluminum double hung
Acceptable Electrical: 110 VAC outlets and lighting circuits
Acceptable HVAC Source: Heating system register
Not Present Smoke Detector: Installation of smoke detector is recommended for safety.
North Bedroom Acceptable Closet: Single small
Acceptable Ceiling: Popcorn texture
Acceptable Walls: Texture paint - Majority of walls could not be inspected due to obstruction of walls by personal items.
Acceptable Floor: Carpet
Acceptable Doors: Hollow wood
Acceptable Windows: Aluminum slider
Acceptable, Not Inspected Electrical: 110 VAC outlets and lighting circuits - Several outlets could not be tested due to obstruction by personal items.
Acceptable HVAC Source: Heating system register
Defective Smoke Detector: Battery operated - Replacing battery or installing new smoke detector is recommended for safety.
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Laundry Room/Area Near Garage Laundry Room/Area Acceptable Ceiling: Texture paint
Acceptable Walls: Texture paint
Acceptable Floor: Tile
Safety Hazard Doors: Solid wood - Replacing automatic door closer to the garage from the laundry room is recommended. If a fire begins in the garage, the fire rated door should keep fire at bay long enough to evacuate from home, and as such, absence of automatic door closer to garage can be a fire and safety hazard.
Defective Electrical: 110 VAC outlets and lighting circuits - Adding GFCI to washer outlet is recommended. Further evaluation by a qualified licensed electrician is recommended.
Acceptable HVAC Source: Heating system register
Acceptable Washer Hose Bib: Gate valves
Acceptable Washer and Dryer Electrical: 110-240 VAC
Acceptable Dryer Vent: Plastic flex
Acceptable Washer Drain: Wall mounted drain
ElectricalElectrical inspection Consists of an examination of all accessible outlets, switches and light fixtures. The grounding and polarity of outlets along with the presence and operation of Ground Fault Circuit Interrupters (GFCI), if present, were tested. Alarms, electronic keypads, doorbells, remote control devices, landscape lighting, motion or light sensor devices, telephone and television, and all electric company equipment are beyond the scope of this inspection. Any repairs to the electrical system should be performed by a qualified, licensed electrical contractor. Attempts to perform electrical repairs by anyone unqualified could result in serious injury or death.
Service Size Amps: 100 Volts: 110-240 VAC
Acceptable Service: Aluminum
Acceptable 120 VAC Branch Circuits: Copper
Acceptable 240 VAC Branch Circuits: Copper
Acceptable Aluminum Wiring: Service to main panel
Acceptable Conductor Type: Non-metallic sheathed cable
Acceptable Ground: Plumbing ground only
West bedroom west wall Electric Panel Acceptable Manufacturer: Westinghouse, Bryan
Main electrical panel Main electrical panel
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Electrical (Continued)Maximum Capacity: 100 Amps
Acceptable Main Breaker Size: 100 Amps
Acceptable Breakers: Copper and Aluminum
Acceptable Location of Disconnect: Main panel
Is the panel bonded? Yes
Heating SystemDetermining the adequacy or capacity of heating and cooling units, or ducting in relation to the home is beyond the scope of this inspection. Inquiries related to adequacy or efficiency should be directed toward a heating and cooling specialist. Any heating repairs should be performed by a qualified, licensed heating contractor.
Main Heating System Acceptable Heating System Operation: Appears functional
Manufacturer: Rheem
Model Number: RGPN-10EAMER Serial Number: FU5D302F390904001
Type: Forced air Capacity: 100,000 BTUHR
Area Served: Whole building Approximate Age: 8 years
Fuel Type: Natural gas
Acceptable Blower Fan/Filter: Direct drive with reusable filter
Acceptable Distribution: Metal duct
Acceptable Circulator: Circulation Fan
Acceptable Draft Control: Automatic
Acceptable Flue Pipe: Double wall
Acceptable Controls: Limit switch
Acceptable Thermostats: Programmable
Suspected Asbestos: No
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Fireplace/Wood StoveInterior inspections of chimneys and flues not readily accessible are beyond the scope of this inspection. Inspection and cleaning by a qualified, licensed chimney contractor or chimney sweep is recommended before first use of fireplace or wood burning appliance.
Dining Room Fireplace Acceptable Fireplace Construction: Brick
Type: Wood burning
Acceptable Fireplace Insert: Standard
Not Inspected Smoke Chamber: Inspection and or cleaning by a qualified chimney sweep is recommended before first use.
Acceptable Flue: Metal
Acceptable Damper: None
Acceptable Hearth: Raised
Evaporative Cooler Main AC System Not Inspected Cooler Operation: Not inspected - Winter weather would not permit inspection of evaporative
cooler.
Acceptable Draft: Side
Acceptable Thermostats: Programmable
PlumbingAll plumbing systems inspected consist of readily accessible fixtures and drains, using normal operating controls. Inspecting fixtures for water conservation is beyond the scope of this inspection. All plumbing repairs should be performed by a qualified, licensed plumbing contractor.
Acceptable Service Line: Cast iron
Acceptable Main Water Shutoff: In hall bathroom cabinet
Acceptable Water Lines: Copper
Acceptable Drain Pipes: Galvanized
Acceptable Service Caps: Accessible - Near front door in black top.
Acceptable Vent Pipes: PVC
Acceptable Gas Service Lines: Cast iron
Garage Water Heater Acceptable Water Heater Operation: Functional at time of inspection
Manufacturer: A.O. Smith
Model Number: GCR40400 Serial Number: 1608J008761
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Plumbing (Continued)Type: Natural gas Capacity: 40 Gal.
Approximate Age: Less than one year Area Served: Whole building
Acceptable Flue Pipe: Double wall
Acceptable TPRV and Drain Tube: Copper
Final CommentsJohn Buyer, Thank You So Much for Choosing Red or Green Inspections! We hope we can count on your referral in the future! (505) 401-1746 www.RedorGreenInspections.com
Red or Green Inspections LLC Prepared Exlusively for: John Doe
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Marginal SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.
Lots and Grounds
1. Deck: Stained wood - Resealing of deck in backyard near patio is recommended to extend life of decking material. This can be done by using a deck sealer or exterior grade paint.
Roof
2. Main Roof Surface Material: Asphalt shingle - Small hole was observed on front section of roof above front entrance. Sealing of hole is recommended to prevent leaking. Minor de granulation on asphalt shingles was observed, monitoring of shingles is recommended.
Exterior
3. West, South, East Exterior Surface Type: Stucco - Moderate cracking was observed on stucco in southwest corner. Damage does not appear to be structural. Water damage was observed to stucco underneath back hose bib. Stucco patching is recommended to prevent further water damage. Several minor cracks were observed to stucco, these are typical cracks and do not present a structural issue.
4. Trim: Wood - Painting trim is recommended to prevent moisture damage and rot.
5. Patio Door: Metal sliding - Metal sliding patio door was difficult to operate. Repair or maintenance recommended by a qualified carpenter.
6. Windows: Aluminum slider - Resealing of all exterior windows is recommended for energy efficiency, and to prevent moisture seepage.
7. Window Screens: Vinyl mesh - Several screens have bent frames. This is mentioned as a courtesy and is not part of the general home inspection.
Garage/Carport
8. Attached Garage Windows: Fiberglass panel - Resealing garage window is recommended to prevent further moisture damage. Silicone caulking is a recommended material.
Attic
9. Main Attic Ventilation: Gable, roof and soffit vents - Pulling insulation back from soffit vents is recommended to promote proper convection. Improper ventilation can lead to deterioration of roofing materials and ice damming.
10. Main Attic Moisture Penetration: Previous water penetration noted - Previous water damage was noted to underside of attic sheathing. Sheathing was not moist at time of inspection. Checking with previous owner is recommended as well as monitoring in the future.
Bathroom
11. Master Bathroom Windows: Aluminum slider - Window operation is difficult, further evaluation by a carpenter or handyman is recommended.
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Marginal Summary (Continued)12. Master Bathroom Electrical: 110 VAC outlets and lighting circuits - Installation of GFCI outlet is
recommended for safety. Further evaluation by a qualified electrician is recommended.
13. Hallway Bathroom Electrical: 110 VAC outlets and lighting circuits - Installing a GFCI outlet is recommended for safety. Further evaluation by a qualified licensed electrician is recommended.
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Defective SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.
Garage/Carport
1. Attached Garage Garage Doors: Metal - Buckling was observed on garage door lower sections. This can lead to malfunction over time if left unresolved. Further evaluation by a garage door specialist is recommended.
Bedroom
2. North Bedroom Smoke Detector: Battery operated - Replacing battery or installing new smoke detector is recommended for safety.
Laundry Room/Area
3. Near Garage Laundry Room/Area Electrical: 110 VAC outlets and lighting circuits - Adding GFCI to washer outlet is recommended. Further evaluation by a qualified licensed electrician is recommended.
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Safety Hazard Summary
Living Space
1. Living Room Living Space Smoke Detector: Battery operated - Replacement of battery or installation of new smoke detector is recommended for safety.
Kitchen
2. Southeast Kitchen Electrical: 110 VAC outlets and lighting circuits - Installing GFCI outlets above all kitchen counters is recommended for safety. Further evaluation is recommended by a qualified licensed electrician.
Bedroom
3. West Bedroom Smoke Detector: Battery operated - Inoperative. Replacement of battery recommended for smoke detector.
Laundry Room/Area
4. Near Garage Laundry Room/Area Doors: Solid wood - Replacing automatic door closer to the garage from the laundry room is recommended. If a fire begins in the garage, the fire rated door should keep fire at bay long enough to evacuate from home, and as such, absence of automatic door closer to garage can be a fire and safety hazard.
Red or Green Inspections LLC Prepared Exlusively for: John Doe
123 Somewhere St. (505) 401-1746 www.redorgreeninspections.com
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