Reveal360 Inspection Services LLC
Reveal360 Inspection Services LLC INSPECTION
11th MONTH Page   of  

Inspection Report

11th MONTH INSPECTION

Property Address:
11th MONTH
Fort Collins CO 00000

 

Reveal360 Inspection Services LLC

Todd Gourley
4742 Westbury Dr.
Fort Collins, Colorado. 80526
970-389-1250

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Table of Contents

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Date: 2/28/2023 Time: 08:00 AM Report ID: 20230303-11th-month
Property:
11th MONTH
Fort Collins CO 00000
 Customer:
11th MONTH INSPECTION		 Real Estate Professional:

READ THE ENTIRE REPORT FOR COMPLETE UNDERSTANDING OF THIS PROPERTY

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Action Summary = The following items are suggestions for repairs or replacement or further evaluation that should be considered for correction prior to moving in to the home.

QUALIFICATIONS:

ASHI (AMERICAN SOCIETY OF HOME INSPECTORS) 263277 Certified Home Inspector

ICC (INTERNATIONAL CODE COUNCIL) 8253912 Certified Building Inspector (Residential and Commercial)

NRPP (National Radon Proficiency Program) Certified Radon Measurement Professional 111064-RT

State of Colorado - DORA Licensed Radon Measurement Professional RME:048

Certified Residential Thermographer #20220819011

FAA (Federal Aviation Administration) Certified Drone Pilot 3994424

Former builder/remodeler and county building inspector 

In Attendance:
Customer

Type of building:
Single Family (1 story)

Approximate age of building:
2022
Temperature:
20's

Weather:
Clear

Ground/Soil surface condition:
Damp
Radon Test:
No

Sewer Scope:
No

 

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Action Summary


Reveal360 Inspection Services LLC

4742 Westbury Dr.
Fort Collins, Colorado. 80526
970-389-1250

Customer
11th MONTH INSPECTION

Address
11th MONTH
Fort Collins CO 00000

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

2. Exterior
2.0 Wall Cladding Flashing and Trim  
Repair or Replace
(1) Noted: unpainted H-covers at seams - above living room slider. I suggest the builder complete the project.
2.0 Photo 1
above living room slider
2.0 Photo 2
unpainted H-covers at seams
2.0 Photo 3
unpainted H-covers at seams
(2) Item(s) of concern:
  • chimneys missing siding over flashing - flashing open to prevailing wind driven rain and snow
  • chimneys with damage and unpainted siding
  • incomplete project

Siding is required over the installed flashing to prevent moisture from entering behind the chimney's framing.

I suggest the builder install the siding ASAP as most areas are open to prevailing wind driven rain and snow.

2.0 Photo 4
incomplete trim over flashing
2.0 Photo 5
unpainted siding
2.0 Photo 6
damaged siding needs paint
2.0 Photo 7
other chimney missing siding
2.0 Photo 8
chimney missing siding
(3) Item(s) of concern:
  • gaps in flashing at stone ledge - primarily inside corners
  • incomplete project

The inside corners are open to moisture/pest infiltration and should be closed with a quality silicone sealant.

I suggest the builder install a quality silicone sealant at all gaps in the flashing at the stone ledge and under deck ledger.

2.0 Photo 9
gaps in flashing at stone ledge
2.0 Photo 10
inside corners open to moisture/pest infiltration
2.0 Photo 11
seal all gaps closed
2.0 Photo 12
seal all gaps closed
2.0 Photo 13
seal at base of deck ledger to siding
2.7 Appurtenance (Accessories to the Main Structure)  
Repair or Replace
Item(s) of structural concern:
  • landing placed too far forward (42" from bottom tread)
  • all stringers - heels of stringers not full bearing on landing - 6" on landing, 4" off landing
  • stringer cracked and others over-cut

Deck stringers without full bearing on the landing result in a shortened service life due to differential pressures on the lumber as evidenced by a crack starting to form.  Stringers that are over-cut is an indication of poor workmanship which reduces the amount of supporting wood.

I suggest the builder rebuild the deck stairs and landing to common building practices.

Note: if the builder says it is fine, their structural engineer should provide their opinion in a written statement with their PE stamp and sign the document. That document would stay with the home as this condition will certainly arise with subsequent buyers and inspections.

2.7 Photo 1
landing placed too far forward (42" from bottom tread)
2.7 Photo 2
heels of stringers not full bearing on landing
2.7 Photo 3
6" on landing, 4" off landing
2.7 Photo 4
same condition at all stringers
2.7 Photo 5
stringer cracked
2.7 Photo 6
edge stringer closest to house over-cut
2.7 Photo 7
over-cut leaves minimal too remaining for support
2.7 Photo 8
outer stringer is correct
2.7 Photo 9
deck trim board not flush with rim
3. Structural Components
3.6 Roof Structure and Attic  
Repair or Replace
(2) Item(s) of concern:
  • second attic access recommended

The only attic access is the garage. Traversing to the primary bedroom area is very difficult and addressing the concerns in section 8.0 will be more of a success with an additional attic access in the primary closet.

I suggest the builder install a second attic access in the primary closet.

3.6 Photo 4
second attic access in the primary closet
4. Interiors
4.1 Walls  
Repair or Replace
Item(s) of concern:
  • shower threshold missing sealant in areas (under threshold-inside shower)
  • SE bathroom and primary shower and lower level north bath (to include missing sealant at threshold to pan tile)

Openings in water areas are to be sealed closed with a quality silicone sealant to prevent moisture intrusion in unseen areas creating conditions for possible biogrowth formation.

I suggest the builder install silicone sealant at all shower areas asap to prevent damage.

Note: current potential damage not visibly evident without destructive testing.

4.1 Photo 1
SE bathroom - primary shower
4.1 Photo 2
shower threshold missing sealant
4.1 Photo 3
primary shower
4.1 Photo 4
missing sealant under threshold cap
4.1 Photo 5
missing sealant under threshold cap
4.1 Photo 6
lower level guest shower
4.1 Photo 7
missing sealant under threshold cap
4.1 Photo 8
missing sealant at threshold to shower pan tile
4.3 Steps, Stairways and Railings  
Repair or Replace
Noted: stairs to lower level - caulking separating. I suggest the builder repair to the satisfaction of the owners.
4.3 Photo 1
stairs to lower level
4.3 Photo 2
caulking separating
4.4 Counters and Cabinets (representative number)  
Repair or Replace
Noted: kitchen backsplash tile to countertop - caulking separating. I suggest the builder repair to the satisfaction of the owners.
4.4 Photo 1
caulking separating
4.6 Windows  
Repair or Replace
(1) Item(s) of function concern:
  • single hung window right of living room slider - latch not functioning as expected - security concern

I suggest the builder repair to the satisfaction of the owners.

4.6 Photo 1
right of living room slider
4.6 Photo 2
latch not functioning as expected
(2) Noted: lower level windows - caulking separating. I suggest the builder repair to the satisfaction of the owners.
4.6 Photo 3
caulking separating
4.6 Photo 4
caulking separating
5. Plumbing System
5.1 Plumbing Water Supply, Distribution System and Fixtures  
Repair or Replace
(1) Item(s) of function concern:
  • water pressure too high - approx 110 psi

High water pressure can damage plumbing fixtures and possibly water distribution fittings causing unseen water leaks.

I suggest the builder's plumber lower to a level not to exceed 75 psi. A PRV (pressure reducing valve) is located on the water main in the mechanical room.

Reference: 2018-21 IRC P2903.3.1 The static water pressure shall be not greater than 80 psi. An approved PRV shall be installed....

Note: the average household water pressure is between 40 to 75 psi.

How to Adjust House Water Pressure

5.1 Photo 1
approx 110 psi
5.1 Photo 2
installed PRV
(2) Item(s) of concern:
  • water service piping not secure - separating from originally installed clips

I suggest the builder more adequately secure the water service piping to prevent potential future damage.

5.1 Photo 3
water service piping not secure
X
5.1 Photo 4
video of test
5.6 Sump Basin  
Repair or Replace
(2) Item(s) of concern:
  • sumps discharge deposits at foundation

I suggest the builder extend the discharge 3-5 feet away from the foundation.

5.6 Photo 3
sumps discharge deposits at foundation
6. Heating / Central Air Conditioning
6.0 Heating Equipment  
Repair or Replace
(2) Item(s) of concern:
  • gaps in air filter compartment due to incomplete sheet metal work

As seen in photo, the front flap of sheet metal is not secure to the tracks supporting the air filter which leaves air gaps around the filter.

I suggest the builder's HVAC pro complete the project for better filtration and protection of the furnace from debris.

6.0 Photo 4
air filter compartment incomplete
(3) Item(s) of concern:
  • vent missing on condensate discharge pipe

The manufacture's installation instructions require the installation of an open tee fitting (vent).

I suggest the builder's HVAC pro rebuild to include a vent per mfg instructions.

6.0 Photo 5
90 degree fitting used instead of required open tee fitting
6.0 Photo 6
per mfg instructions
6.0 Photo 7
per mfg illustration
6.9 Gas/LP Firelogs and Fireplaces  
Repair or Replace
(2) Item(s) of safety concern:
  •  gas shut off valve not accessible - north double sided fireplace - both panels currently not removable

The panels are intended to be removed to access the gas shut off and for servicing.

I suggest the builder's fireplace contractor evaluate and repair to facilitate removal of the panels.

6.9 Photo 3
north double sided fireplace
6.9 Photo 4
both panels currently not removable
(3) Item(s) of concern:
  • incomplete trimming out of south fireplace - drywall extends past appliance making trimming out difficult - poor quality workmanship
  • north double sided fireplace - living room side with rough drywall as it terminates to appliance - poor quality workmanship
  • north fireplace with paint over-spray on frame - both sides

I suggest the builder's fireplace contractor reset the living room fireplace, in the rough framed opening, so the drywall is flush.

I suggest the builder remove paint over-spray to the satisfaction of the owners.

6.9 Photo 5
south fireplace
6.9 Photo 6
drywall extends past appliance
6.9 Photo 7
drywall extends past appliance
6.9 Photo 8
drywall extends past appliance uneven reveal around perimeter
6.9 Photo 9
paint over-spray on frame
6.9 Photo 10
paint over-spray on frame
7. Electrical System
7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels  
Inspected, Repair or Replace
(2) Item(s) of safety concern:
  • ill-fitting and damaged dead front panel cover

The larger 200 amp service cables causing panel cover to not fit well.

Assuming the panel is sized for 200 amp service, I suggest the builder's electrician repair the ill-fitting and damaged dead front panel cover which may include its replacement.

7.1 Photo 2
ill-fitting and damaged dead front panel cover
7.1 Photo 3
damaged
7.1 Photo 4
gaps greater than 1/8" present
7.1 Photo 5
larger 200 amp service cables causing panel cover to not fit well
8. Insulation and Ventilation
8.0 Insulation in Attic or Roof system  
Repair or Replace
(1) Item(s) of concern:
  • low insulation at areas of the attic
  • cold areas above double sided fireplace
  • cold areas- coffered ceiling - primary bedroom
  • over multiple recessed can lights - IC rated (insulation cover allowed)

Areas without or displaced insulation are areas of heat loss (winter) and heat penetration (summer).  This condition causes the furnace to work harder in the winter and the AC to work harder in the summer.

The insulation requirement for this home is R49 which is 18.25 inch depth of blown-in fiberglass.

I suggest the builder's insulation contractor block off the voids around the double sided fireplace and install R49 worth of insulation.

I suggest the builder's insulation contractor install insulation over the entire roof, including the coffered ceiling, to equate R49.

X
8.0 Photo 1
video of cold areas above double sided fireplace
8.0 Photo 2
cold areas above double sided fireplace
8.0 Photo 3
cold areas above double sided fireplace
8.0 Photo 4
cold areas in coffered ceiling - primary bedroom
8.0 Photo 5
recessed can lights without insulation cover
8.0 Photo 6
cold areas- coffered ceiling - primary bedroom
8.0 Photo 7
recessed can lights without insulation cover
8.0 Photo 8
low insulation - multiple areas (12")
8.0 Photo 9
low insulation - multiple areas
8.0 Photo 10
low insulation - multiple areas (12")
8.0 Photo 11
low insulation - multiple areas
8.0 Photo 12
low insulation - multiple areas
8.0 Photo 13
displaced from workers steps
8.0 Photo 14
void at double sided fireplace creating cold areas
8.0 Photo 15
void at double sided fireplace creating cold areas
8.0 Photo 16
recessed can lights without insulation cover
8.0 Photo 17
looking down at fireplace
8.0 Photo 18
displaced from workers steps
8.0 Photo 19
R49 requirement (18.25")
(2) Item(s) of concern:
  • why does the insulation certificate say "does not pass"?

I suggest asking the builder about this and replace the insulation label with one that passes.

8.0 Photo 20
? does not pass?
8.5 Radon Mitigation System  
Repair or Replace
(2) Item(s) of concern:
  • sump basin lid not sealed closed

Openings in the sump lid are required to be closed as part of the mitigation procedure.

I suggest the builder's radon mitigation contractor install a grommet or silicone sealant to close the gap.

Reference: NRPP protocols for radon mitigation.

8.5 Photo 2
sump basin lid not sealed
8.5 Photo 3
builder to call contractor to seal
10. Garage
10.5 Garage Door Operators  
Repair or Replace
Item(s) of health and safety concern:
  • did NOT pass pressure test - both doors

The garage door did not reverse when closed on an obstruction, this is a safety concern for people and property.

I suggest the builder adjust the pressure sensitivity for the garage doors.

10.5 Photo 1
did NOT pass pressure test - both doors
10.5 Photo 2
should have reversed
10.5 Photo 3
adjust at operator
10.5 Photo 4
should have reversed
10.5 Photo 5
adjust at operator

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Todd Gourley
Top Table of Contents Bottom
Results at a glance

89

Items Inspected

Total number in report.

22

Summary Comments

Total number in report.

66

Styles & Materials

Total number in report.

2

Videos

Total number in report.

130

Photos

Total number in report.

1. Roofing
Description
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
Styles & Materials: Roofing
Roof Covering:
Architectural asphalt shingles
Viewed roof covering from:
Walked roof
Chimney (exterior):
Cement Fiber
Items: Roofing
1.0 Roof Coverings
Comments: Inspected
The roof coverings are in serviceable condition with years of service life left barring a natural event.
1.0 Photo 1
roof shingles in serviceable condition
1.0 Photo 2
roof shingles in serviceable condition
1.0 Photo 3
roof shingles in serviceable condition
1.1 Flashings
Comments: Inspected
1.2 Skylights, Chimneys and Roof Penetrations
Comments: Inspected
1.3 Roof Drainage Systems
Comments: Inspected
(1) To protect your investment: keep roof water and surface water away from the foundation 3-6' minimum.
1.3 Photo 1
water management
(2) Note: Some gutter downspouts enter in to a sub grade drain.  

I suggest watching these during a significant rain event to ascertain where the water goes or test with a garden hose in the gutter.   

If the water backs up and comes out of the lower pipe connections, I suggest removing the sub-grade connection and extend the downspouts above grade and away from the foundation.

1.3 Photo 2
sub grade drain
1.3 Photo 3
sub grade drain
1.3 Photo 4
sub grade drain
1.3 Photo 5
sub grade drain
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
2. Exterior
Description
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; 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 Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
Styles & Materials: Exterior
Siding Style:
Synthetic stone veneer
Lap
Siding Material:
Synthetic Stone Veneer-commonly concrete
Cement-Fiber siding
Exterior Entry Door:
Fiberglass
Insulated glass
Appurtenance:
Covered porch
Deck with steps
Driveway:
Concrete
 
Items: Exterior
2.0 Wall Cladding Flashing and Trim
Comments: Repair or Replace
(1) Noted: unpainted H-covers at seams - above living room slider. I suggest the builder complete the project.
2.0 Photo 1
above living room slider
2.0 Photo 2
unpainted H-covers at seams
2.0 Photo 3
unpainted H-covers at seams
(2) Item(s) of concern:
  • chimneys missing siding over flashing - flashing open to prevailing wind driven rain and snow
  • chimneys with damage and unpainted siding
  • incomplete project

Siding is required over the installed flashing to prevent moisture from entering behind the chimney's framing.

I suggest the builder install the siding ASAP as most areas are open to prevailing wind driven rain and snow.

2.0 Photo 4
incomplete trim over flashing
2.0 Photo 5
unpainted siding
2.0 Photo 6
damaged siding needs paint
2.0 Photo 7
other chimney missing siding
2.0 Photo 8
chimney missing siding
(3) Item(s) of concern:
  • gaps in flashing at stone ledge - primarily inside corners
  • incomplete project

The inside corners are open to moisture/pest infiltration and should be closed with a quality silicone sealant.

I suggest the builder install a quality silicone sealant at all gaps in the flashing at the stone ledge and under deck ledger.

2.0 Photo 9
gaps in flashing at stone ledge
2.0 Photo 10
inside corners open to moisture/pest infiltration
2.0 Photo 11
seal all gaps closed
2.0 Photo 12
seal all gaps closed
2.0 Photo 13
seal at base of deck ledger to siding
2.1 Eaves, Soffits and Fascias
Comments: Inspected
2.2 Exterior penetrations
Comments: Inspected
2.3 Exterior hose bibbs
Comments: Inspected
2.4 Irrigation Backflow Preventer
Comments: Inspected
FYI ONLY: An irrigation backflow preventer device prevents irrigation water from contaminating the domestic water supply.

This device and the irrigation system gets "blown-out" every October to prevent from freezing. 

2.5 Doors (Exterior)
Comments: Inspected
2.6 Windows
Comments: Inspected
2.7 Appurtenance (Accessories to the Main Structure)
Comments: Repair or Replace
Item(s) of structural concern:
  • landing placed too far forward (42" from bottom tread)
  • all stringers - heels of stringers not full bearing on landing - 6" on landing, 4" off landing
  • stringer cracked and others over-cut

Deck stringers without full bearing on the landing result in a shortened service life due to differential pressures on the lumber as evidenced by a crack starting to form.  Stringers that are over-cut is an indication of poor workmanship which reduces the amount of supporting wood.

I suggest the builder rebuild the deck stairs and landing to common building practices.

Note: if the builder says it is fine, their structural engineer should provide their opinion in a written statement with their PE stamp and sign the document. That document would stay with the home as this condition will certainly arise with subsequent buyers and inspections.

2.7 Photo 1
landing placed too far forward (42" from bottom tread)
2.7 Photo 2
heels of stringers not full bearing on landing
2.7 Photo 3
6" on landing, 4" off landing
2.7 Photo 4
same condition at all stringers
2.7 Photo 5
stringer cracked
2.7 Photo 6
edge stringer closest to house over-cut
2.7 Photo 7
over-cut leaves minimal too remaining for support
2.7 Photo 8
outer stringer is correct
2.7 Photo 9
deck trim board not flush with rim
2.8 Vegetation, Grading, Drainage, Driveway, Walkways, Concrete Surfaces
Comments: Inspected
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
3. Structural Components
Description
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report 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: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
Styles & Materials: Structural Components
Foundation:
Poured concrete
Method used to observe Crawlspace:
Walked
Floor Structure:
Engineered floor joists
Columns or Piers:
Steel screw jacks
Supporting walls
Wall Structure:
2 X 6 Wood
Ceiling Structure:
Bottom Chord of Trusses
Bottom of Floor Joists
Roof Structure:
Engineered wood trusses
Roof-Type:
Hip
Method used to observe attic:
Walked
Attic info:
Attic access
Extra Info : garage
 
 
Items: Structural Components
3.0 Foundation
Comments: Inspected
The foundation could only be inspected at the exposed areas on the exterior. 

The interior foundation is covered with insulation and vapor barrier.

I did not visualize any conditions on the exterior that would indicate potential problems.

3.0 Photo 1
foundation concealed
3.1 Walls (Structural)
Comments: Inspected
The wall framing is not visible due to the finish materials covering them.
3.2 Floors (Structural)
Comments: Inspected
The main level floor framing can be viewed from the unfinished areas of the basement. Visible areas appeared to be in serviceable condition.
3.3 Columns/Piers/Beams
Comments: Inspected
3.4 Basement Concrete Slab
Comments: Inspected
The basement slab is not visible due to the finish materials covering them.
3.5 Ceilings (Structural)
Comments: Inspected
The structural components of the ceilings are not visible due to the finish materials covering them.
3.6 Roof Structure and Attic
Comments: Repair or Replace
(1) The accessible/visible roof trusses are in serviceable condition. Not all areas accessible or visible due to limited height and insulation cover.
3.6 Photo 1
attic access
3.6 Photo 2
roof trusses
3.6 Photo 3
roof trusses
(2) Item(s) of concern:
  • second attic access recommended

The only attic access is the garage. Traversing to the primary bedroom area is very difficult and addressing the concerns in section 8.0 will be more of a success with an additional attic access in the primary closet.

I suggest the builder install a second attic access in the primary closet.

3.6 Photo 4
second attic access in the primary closet
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
4. Interiors
Description
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report 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; or Draperies, blinds, or other window treatments.
Styles & Materials: Interiors
Ceiling Materials:
Gypsum Board
Wall Material:
Gypsum Board
Tile
Composite Wood
Floor Covering(s):
Carpet
Engineered vinyl Tile (LVT)
Tile
Interior Doors:
Molded Hollow Core
Window Manufacturer:
UNKNOWN
Window Types:
Thermal/Insulated
Single-hung
Sliders
Cabinetry:
Wood
Countertop:
Solid Surface
 
Items: Interiors
4.0 Ceilings
Comments: Inspected
4.1 Walls
Comments: Repair or Replace
Item(s) of concern:
  • shower threshold missing sealant in areas (under threshold-inside shower)
  • SE bathroom and primary shower and lower level north bath (to include missing sealant at threshold to pan tile)

Openings in water areas are to be sealed closed with a quality silicone sealant to prevent moisture intrusion in unseen areas creating conditions for possible biogrowth formation.

I suggest the builder install silicone sealant at all shower areas asap to prevent damage.

Note: current potential damage not visibly evident without destructive testing.

4.1 Photo 1
SE bathroom - primary shower
4.1 Photo 2
shower threshold missing sealant
4.1 Photo 3
primary shower
4.1 Photo 4
missing sealant under threshold cap
4.1 Photo 5
missing sealant under threshold cap
4.1 Photo 6
lower level guest shower
4.1 Photo 7
missing sealant under threshold cap
4.1 Photo 8
missing sealant at threshold to shower pan tile
4.2 Floors
Comments: Inspected
4.3 Steps, Stairways and Railings
Comments: Repair or Replace
Noted: stairs to lower level - caulking separating. I suggest the builder repair to the satisfaction of the owners.
4.3 Photo 1
stairs to lower level
4.3 Photo 2
caulking separating
4.4 Counters and Cabinets (representative number)
Comments: Repair or Replace
Noted: kitchen backsplash tile to countertop - caulking separating. I suggest the builder repair to the satisfaction of the owners.
4.4 Photo 1
caulking separating
4.5 Doors (representative number)
Comments: Inspected
4.6 Windows
Comments: Repair or Replace
(1) Item(s) of function concern:
  • single hung window right of living room slider - latch not functioning as expected - security concern

I suggest the builder repair to the satisfaction of the owners.

4.6 Photo 1
right of living room slider
4.6 Photo 2
latch not functioning as expected
(2) Noted: lower level windows - caulking separating. I suggest the builder repair to the satisfaction of the owners.
4.6 Photo 3
caulking separating
4.6 Photo 4
caulking separating
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
5. Plumbing System
Description
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of 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.
Styles & Materials: Plumbing System
Water Source:
Public
Plumbing Water Supply:
Copper
Plumbing Water Distribution:
PEX
Washer Drain Size:
2" Diameter
Plumbing Drain Waste Vent:
PVC
Water Heater Power Source:
Gas (quick recovery)
Water Heater Location:
Basement Mechanical Room
Water Heater Capacity:
Tankless
WH Manufacturer and date:
RINNAI
Extra Info : 2021 mfg
Items: Plumbing System
5.0 Plumbing Drain, Waste and Vent Systems
Comments: Inspected
FYI ONLY: Air admittance valves (AAV) were used in the home at the following fixtures: kitchen sink, SE guest and primary bath sinks, wet bar, mechanical room floor drain.

These are mechanical devices that may need to be replaced if the sink appears to be draining slow and tends to gurgle or if sewer gas is present. 

They can be purchased at most home improvement stores.

5.0 Photo 1
What is an AAV?
5.0 Photo 2
kitchen sink AAV
5.0 Photo 3
other bath sinks look like this
5.0 Photo 4
mechanical room floor drain
5.1 Plumbing Water Supply, Distribution System and Fixtures
Comments: Repair or Replace
(1) Item(s) of function concern:
  • water pressure too high - approx 110 psi

High water pressure can damage plumbing fixtures and possibly water distribution fittings causing unseen water leaks.

I suggest the builder's plumber lower to a level not to exceed 75 psi. A PRV (pressure reducing valve) is located on the water main in the mechanical room.

Reference: 2018-21 IRC P2903.3.1 The static water pressure shall be not greater than 80 psi. An approved PRV shall be installed....

Note: the average household water pressure is between 40 to 75 psi.

How to Adjust House Water Pressure

5.1 Photo 1
approx 110 psi
5.1 Photo 2
installed PRV
(2) Item(s) of concern:
  • water service piping not secure - separating from originally installed clips

I suggest the builder more adequately secure the water service piping to prevent potential future damage.

5.1 Photo 3
water service piping not secure
X
5.1 Photo 4
video of test
5.2 Hot Water Systems, Controls, Chimneys, Flues and Vents
Comments: Inspected
The Rinnai tankless water heater is a 2021 model.  It is 2 years old with an average lifespan of 20+ years. It produced hot water at all fixtures.

Make this a part of a yearly maintenance plan to extent this average.

5.2 Photo 1
tankless water heater
5.2 Photo 2
2021 mfg
5.3 Combustion Air for the Water Heater
Comments: Inspected
The tankless hot water maker is a direct vent appliance which brings outdoor combustion air directly into the cabinet.
5.4 Main Water Shut-off Device
Comments: Inspected
The main water shut off valve is located in the SE corner of the lower level bedroom.
5.4 Photo 1
located in the SE corner
5.4 Photo 2
main water shut off valve
5.4 Photo 3
easier access in mechanical room - secondary shut off
5.5 Gas Delivery Systems
Comments: Inspected
5.6 Sump Basin
Comments: Repair or Replace
(1) There is a sump basin with pump system. 

I suggest monitoring this system after a period of rain.

5.6 Photo 1
sump basin with pump system
5.6 Photo 2
currently dry
(2) Item(s) of concern:
  • sumps discharge deposits at foundation

I suggest the builder extend the discharge 3-5 feet away from the foundation.

5.6 Photo 3
sumps discharge deposits at foundation
5.7 Sewer Scope
Comments: Inspected
The sewer scope inspection report and video will be sent in a separate email.
5.7 Photo 1
front sewer cleanout location
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
6. Heating / Central Air Conditioning
Description
The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable 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: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
Styles & Materials: Heating / Central Air Conditioning
Heat Type:
High Efficiency Furnace
Heat Source Location:
Basement Mechanical Room
Energy Source:
Natural gas
Heat System Brand and date of mfg:
CARRIER
Extra Info : 2021 mfg
Ductwork:
Insulated
and
Non-insulated
Filter Type:
Disposable
Filter Size:
20x25
Types of Fireplaces:
Vented gas logs
Operable Fireplaces:
Two
Cooling Equipment Type:
Air conditioner unit
Cooling Equiment Brand and date of mfg:
CARRIER
Extra Info : 2021 mfg
 
Items: Heating / Central Air Conditioning
6.0 Heating Equipment
Comments: Repair or Replace
(1) The Carrier high efficiency gas fired furnace is a 2021 model. It is 2 years old with an average life span of 16-20 years or longer with routine maintenance.  Routine maintenance is every 3 years.
6.0 Photo 1
high efficiency gas fired furnace
6.0 Photo 2
2021 mfg
6.0 Photo 3
air filter location
(2) Item(s) of concern:
  • gaps in air filter compartment due to incomplete sheet metal work

As seen in photo, the front flap of sheet metal is not secure to the tracks supporting the air filter which leaves air gaps around the filter.

I suggest the builder's HVAC pro complete the project for better filtration and protection of the furnace from debris.

6.0 Photo 4
air filter compartment incomplete
(3) Item(s) of concern:
  • vent missing on condensate discharge pipe

The manufacture's installation instructions require the installation of an open tee fitting (vent).

I suggest the builder's HVAC pro rebuild to include a vent per mfg instructions.

6.0 Photo 5
90 degree fitting used instead of required open tee fitting
6.0 Photo 6
per mfg instructions
6.0 Photo 7
per mfg illustration
6.1 Normal Operating Controls
Comments: Inspected
6.2 Automatic Safety Controls
Comments: Inspected
6.3 Distribution Systems
Comments: Inspected
Noted: ducts attached to the furnace distribution system may need to be cleaned as a matter of good maintenance practice when you purchase a new home.

I suggest contracting with a duct cleaning company for this item to improve the interior environment.

6.4 Chimneys, Flues and Vents (for fireplaces and heat systems)
Comments: Inspected
6.5 Combustion air for gas fired appliances
Comments: Inspected
The furnace is a direct vent appliance which brings outdoor combustion air directly into the cabinet.
6.6 Return air present
Comments: Inspected
6.7 Humidifier
Comments: Inspected
There is a humidifier at the furnace. Change filter annually.

How a Humidifier Works

6.7 Photo 1
humidifier at the furnace
6.7 Photo 2
water supply for humidifier
6.8 Gas Distribution System
Comments: Inspected
6.9 Gas/LP Firelogs and Fireplaces
Comments: Repair or Replace
(1) The living room (south) vented gas fireplace operates and the gas shut off valve is located in the compartment below the glass.
6.9 Photo 1
living room (south) vented gas fireplace
6.9 Photo 2
gas shut off valve
(2) Item(s) of safety concern:
  •  gas shut off valve not accessible - north double sided fireplace - both panels currently not removable

The panels are intended to be removed to access the gas shut off and for servicing.

I suggest the builder's fireplace contractor evaluate and repair to facilitate removal of the panels.

6.9 Photo 3
north double sided fireplace
6.9 Photo 4
both panels currently not removable
(3) Item(s) of concern:
  • incomplete trimming out of south fireplace - drywall extends past appliance making trimming out difficult - poor quality workmanship
  • north double sided fireplace - living room side with rough drywall as it terminates to appliance - poor quality workmanship
  • north fireplace with paint over-spray on frame - both sides

I suggest the builder's fireplace contractor reset the living room fireplace, in the rough framed opening, so the drywall is flush.

I suggest the builder remove paint over-spray to the satisfaction of the owners.

6.9 Photo 5
south fireplace
6.9 Photo 6
drywall extends past appliance
6.9 Photo 7
drywall extends past appliance
6.9 Photo 8
drywall extends past appliance uneven reveal around perimeter
6.9 Photo 9
paint over-spray on frame
6.9 Photo 10
paint over-spray on frame
6.10 Cooling Equipment
Comments: Inspected
(1) The Carrier AC system is a 2021 model; it is 2 years old with an average life span of 10-15 years. 

Add this to a yearly maintenance plan to extend this average life span.

6.10 Photo 1
Carrier AC system
6.10 Photo 2
2021 mfg
(2) To Protect Your Investment:

The fins around the AC condenser will need a thorough hosing down when debris is noticed sticking to the sides. 

A clean surface will help the unit cool down properly and extend its life.

Do not use a pressure washer as it will deform and damage the condenser fins.

6.10 Photo 3
hose it down
6.10 Photo 4
accumulated debris on fins
6.11 Normal Operating Controls
Comments: Inspected
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
7. Electrical System
Description
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. 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: 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; or Built-in vacuum equipment.
Styles & Materials: Electrical System
Electrical Service Conductors:
Below ground
Panel Capacity:
200 AMP
Panel Type:
Circuit breakers
GFCI Breakers
AFCI Breakers
Electric Panel Manufacturer:
SQUARE D
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Insulated
Items: Electrical System
7.0 Service Entrance
Comments: Inspected
7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels
Comments: Inspected, Repair or Replace
(1) The electrical service entrance and the distribution panel is located on the left side of the home. There is a service disconnect if power to the whole house needs to be turned off.
7.1 Photo 1
service entrance and main breaker panel with 200 amp disconnect
(2) Item(s) of safety concern:
  • ill-fitting and damaged dead front panel cover

The larger 200 amp service cables causing panel cover to not fit well.

Assuming the panel is sized for 200 amp service, I suggest the builder's electrician repair the ill-fitting and damaged dead front panel cover which may include its replacement.

7.1 Photo 2
ill-fitting and damaged dead front panel cover
7.1 Photo 3
damaged
7.1 Photo 4
gaps greater than 1/8" present
7.1 Photo 5
larger 200 amp service cables causing panel cover to not fit well
7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage
Comments: Inspected
7.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
Comments: Inspected
7.4 Polarity and Grounding of Receptacles
Comments: Inspected
7.5 Operation of GFCI (Ground Fault Circuit Interrupters)
Comments: Inspected
FYI ONLY: All bath receptacles are GFCI protected and the trip reset is at the GFCI receptacle in the SE guest bathroom.
7.5 Photo 1
reset in SE guest bathroom
7.6 AFCI (ARC Fault Circuit Interrupters)
Comments: Inspected
FYI ONLY: Arc Fault Circuit Interrupters (AFCI) are breakers that detect arcing in plugged-in appliances and behind walls.  If this AFCI breaker trips, you can reset this from inside the main breaker panel.
7.6 Photo 1
AFCI breakers=ones with test buttons
7.7 Smoke Detectors
Comments: Inspected

The smoke detectors are installed in their required locations. 
7.8 Carbon Monoxide Alarms
Comments: Inspected
Carbon Monoxide alarms are installed in their required locations. 
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
8. Insulation and Ventilation
Description
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
Styles & Materials: Insulation and Ventilation
Attic Insulation:
Blown-in Fiberglass
Fiberglass Batts
Ventilation:
Soffit Vents
Roof box vents
Exhaust Fans:
Fan only
Dryer Power Source:
220 Electric
Floor System Insulation:
NOT VISIBLE
 
Items: Insulation and Ventilation
8.0 Insulation in Attic or Roof system
Comments: Repair or Replace
(1) Item(s) of concern:
  • low insulation at areas of the attic
  • cold areas above double sided fireplace
  • cold areas- coffered ceiling - primary bedroom
  • over multiple recessed can lights - IC rated (insulation cover allowed)

Areas without or displaced insulation are areas of heat loss (winter) and heat penetration (summer).  This condition causes the furnace to work harder in the winter and the AC to work harder in the summer.

The insulation requirement for this home is R49 which is 18.25 inch depth of blown-in fiberglass.

I suggest the builder's insulation contractor block off the voids around the double sided fireplace and install R49 worth of insulation.

I suggest the builder's insulation contractor install insulation over the entire roof, including the coffered ceiling, to equate R49.

X
8.0 Photo 1
video of cold areas above double sided fireplace
8.0 Photo 2
cold areas above double sided fireplace
8.0 Photo 3
cold areas above double sided fireplace
8.0 Photo 4
cold areas in coffered ceiling - primary bedroom
8.0 Photo 5
recessed can lights without insulation cover
8.0 Photo 6
cold areas- coffered ceiling - primary bedroom
8.0 Photo 7
recessed can lights without insulation cover
8.0 Photo 8
low insulation - multiple areas (12")
8.0 Photo 9
low insulation - multiple areas
8.0 Photo 10
low insulation - multiple areas (12")
8.0 Photo 11
low insulation - multiple areas
8.0 Photo 12
low insulation - multiple areas
8.0 Photo 13
displaced from workers steps
8.0 Photo 14
void at double sided fireplace creating cold areas
8.0 Photo 15
void at double sided fireplace creating cold areas
8.0 Photo 16
recessed can lights without insulation cover
8.0 Photo 17
looking down at fireplace
8.0 Photo 18
displaced from workers steps
8.0 Photo 19
R49 requirement (18.25")
(2) Item(s) of concern:
  • why does the insulation certificate say "does not pass"?

I suggest asking the builder about this and replace the insulation label with one that passes.

8.0 Photo 20
? does not pass?
8.1 Insulation Under Floor System
Comments: Inspected
Insulation is not located in the floor system, only at the perimeter at the rim locations. In this application, floor insulation would be for sound reduction.
8.2 Vapor Retarders (in Crawlspace)
Comments: Inspected
The crawlspace vapor barrier is intact and providing moisture protection.
8.2 Photo 1
crawlspace vapor barrier
8.3 Ventilation of Attic and/or Roof System
Comments: Inspected
8.4 Venting Systems
Comments: Inspected
The dryer termination location is on the roof.  Check/clean this periodically to keep the fire hazard low and to help with dryer efficiency.
8.4 Photo 1
dryer termination
8.4 Photo 2
screen not allowed
8.4 Photo 3
clogged with lint and removed
8.5 Radon Mitigation System
Comments: Repair or Replace
(1) There is an active radon mitigation system for this home.

I suggest retesting every 3 years.  The test kits found at home improvement stores work well.

8.5 Photo 1
radon extraction fan
(2) Item(s) of concern:
  • sump basin lid not sealed closed

Openings in the sump lid are required to be closed as part of the mitigation procedure.

I suggest the builder's radon mitigation contractor install a grommet or silicone sealant to close the gap.

Reference: NRPP protocols for radon mitigation.

8.5 Photo 2
sump basin lid not sealed
8.5 Photo 3
builder to call contractor to seal
8.6 Whole House Ventilation
Comments: Inspected
Noted: A whole house ventilation fan is installed in the crawlspace to provide mechanical ventilation for the entire home.  These system are required and provide the necessary air exchanges per hour for a healthy home.  It continuously operates.
8.6 Photo 1
whole house ventilation fan
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
9. Built-In Kitchen Appliances
Description
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or 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.
Styles & Materials: Built-In Kitchen Appliances
Disposer Brand:
BADGER
Exhaust/Range hood:
Zephyr
Dishwasher Brand:
KITCHEN AIDE
Built in Microwave:
WHIRLPOOL
Cooktop:
KitchenAid
Extra Info : gas fired
Double Ovens:
KITCHENAID
Extra Info : electric
Items: Built-In Kitchen Appliances
9.0 Dishwasher
Comments: Inspected
9.1 Ranges/Ovens/Cooktops
Comments: Inspected
Noted: the cooktop is gas fired and the gas shut off is located behind the drawers.
9.1 Photo 1
cooktop is gas fired
9.1 Photo 2
gas shut off valve
9.2 Range Hood (s)
Comments: Inspected
The rangehood did operate as expected. It does exhaust to the outdoors.
9.3 Food Waste Disposer
Comments: Inspected
9.4 Microwave Cooking Equipment (built-in)
Comments: Inspected
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
10. Garage
Styles & Materials: Garage
Garage Door Type:
Two automatic
Garage Door Material:
Insulated
Light inserts
Steel
Auto-opener Manufacturer:
LIFT-MASTER
Items: Garage
10.0 Garage Ceilings
Comments: Inspected
10.1 Garage Walls
Comments: Inspected
10.2 Garage Floor
Comments: Inspected
10.3 Garage Door (s)
Comments: Inspected
10.4 Garage Separation Door
Comments: Inspected
10.5 Garage Door Operators
Comments: Repair or Replace
Item(s) of health and safety concern:
  • did NOT pass pressure test - both doors

The garage door did not reverse when closed on an obstruction, this is a safety concern for people and property.

I suggest the builder adjust the pressure sensitivity for the garage doors.

10.5 Photo 1
did NOT pass pressure test - both doors
10.5 Photo 2
should have reversed
10.5 Photo 3
adjust at operator
10.5 Photo 4
should have reversed
10.5 Photo 5
adjust at operator