Reveal360 Inspection Services LLC
Reveal360 Inspection Services LLC INSPECTION
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Inspection Report

NEW CONSTRUCTION INSPECTION

Property Address:
New Construction
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: 2/1/2023 Time: 01:00 PM Report ID: 20230201-new-construction
Property:
New Construction
Fort Collins CO 00000
 Customer:
NEW CONSTRUCTION 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.

This section may include:

  • Suggestions on Ways to Protect Your Investment
  • Suggestions on How to Operate Your Home, some systems
  • Noted: items for repair that are deemed minor or cosmetic but may be more concerning to you


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 (2 story)

Approximate age of building:
New Construction
Temperature:
30's

Weather:
Clear

Ground/Soil surface condition:
Snow Covered
Radon Test:
No

Sewer Scope:
Yes

 

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Action Summary


Reveal360 Inspection Services LLC

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

Customer
NEW CONSTRUCTION INSPECTION

Address
New Construction
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.

1. Roofing
1.3 Roof Drainage Systems  
Repair or Replace
(2) Item(s) of function concern:
  • front downspout depositing water at concrete steps

I suggest the builder relocate the downspout 90 degrees to the west as water depositing near concrete is risking future settlement.

1.3 Photo 2
front downspout depositing water at concrete steps
1.3 Photo 3
redirect away and to aide property line
2. Exterior
2.0 Wall Cladding Flashing and Trim  
Repair or Replace
Item(s) of concern:
  • openings in siding/trim at service entrance

I suggest the builder install a quality silicone sealant to reduce potential moisture and pest infiltrating behind the siding.

Noted: incomplete painting of trim near slider.

2.0 Photo 1
install sealant around service entrance boxes
2.0 Photo 2
seal out moisture and pests
2.0 Photo 3
seal out moisture and pests
2.0 Photo 4
seal out moisture and pests
2.0 Photo 5
incomplete painting of trim near slider
2.5 Doors (Exterior)  
Repair or Replace
Item(s) of function concern:
  • exterior slider difficult to open

I suggest the builder adjust to the satisfaction of the buyers.

2.5 Photo 1
exterior slider difficult to open
3. Structural Components
3.0 Foundation  
Repair or Replace
(2) Item(s) of air quality concern:
  • debris in crawlspace creating potentially unhealthy air conditions

The crawlspace is conditioned per 2018 IRC 408.3 thus its air mixes with the habitable space air.  It is assumed the vapor barrier/crawlspace would be free of debris to reduce potential allergens.

I suggest the builder replace the radon membrane or thoroughly clean the crawlspace for the health of the occupants.

3.0 Photo 2
contaminants in crawlspace
3.0 Photo 3
debris in crawlspace
3.0 Photo 4
unknown origin of water stains - appear old
3.0 Photo 5
accumlated debris in crawlspace
3.2 Floors (Structural)  
Repair or Replace
(1) Item(s) of potential structural concern:
  • questionable support for stair stringers at mid landing - lower level staircase
  • 9" of stacked lumber under stair stringers - lacking direct bearing support
  • stair wall side - unsupported 9" of stacked lumber with one primary 2x cut
  • see photos for details

I suggest the builder's structural engineer further evaluate for structural integrity and repair as necessary.

Note: if the structural engineer says it is ok, I suggest getting this in writing with their PE stamp as this concern will likely come up at subsequent home inspections.

3.2 Photo 1
questionable support for mid landing - lower level staircase
3.2 Photo 2
9" of lumber under stair stringers
3.2 Photo 3
lacking direct bearing support
3.2 Photo 4
stacked 2x's ledger locked together
3.2 Photo 5
possible inadequate support with primary 2x cut
3.2 Photo 6
unsupported and cut at non-bearing stair wall
3.2 Photo 7
support strap may not be adequate with additional stacked 2x's carrying the stair load
(2) Item(s) of fire safety concern:
  • fire blocking missing at floor/ceiling openings under lower staircase

Fireblocking is required at all openings at ceiling/floor levels to resist the free passage of flame and products of combustion.

I suggest the builder close this gap by installing tight fitting fiberglass batt insulation or rock wool insulation for the safety of the occupants.

Reference: Fire Blocking: 2018 IRC R302.11.

3.2 Photo 8
gaps to wall cavity above fire blocking
3.2 Photo 9
tape indicates gap
3.2 Photo 10
suggest closing off space
4. Interiors
4.1 Walls  
Repair or Replace
Noted: primary shower - future warranty item

Tile installer used grout in the corners and at the pan. These areas will crack in the near future. It is more common to use matching colored caulk or clear sealant over the existing grout.

I suggest the builder install silicone sealant over the grout at all 90 degree corners at field tile and between dissimilar materials, such as between pan and bottom tile.

4.1 Photo 1
primary shower - future warranty item
4.1 Photo 2
installer used grout in the corners and at the pan
4.1 Photo 3
these areas will crack in the near future
4.2 Floors  
Repair or Replace
(1) Noted: missing floor moulding at staircase landing.
4.2 Photo 1
missing floor moulding at staircase landing
5. Plumbing System
5.1 Plumbing Water Supply, Distribution System and Fixtures  
Repair or Replace
(1) Item(s) of function concern:
  • hot side not operating - right primary sink - valves on

The clog is likely from debris in the supply line.

I suggest the builder's plumber repair.

5.1 Photo 1
right primary sink
5.1 Photo 2
hot side not operating
5.1 Photo 3
valves on
(2) Item(s) of function concern:
  • primary toilet clogged - water shut valve currently off

Nearly overflowed when tested.

I suggest toilet repaired and cleaned.

5.1 Photo 4
primary toilet clogged
5.1 Photo 5
water shut valve currently off
(3) Item(s) of potential health concern:
  • sewer gas exposure at laundry standpipe - p-trap dry

I suggest the builder add water into the p-trap asap.

5.1 Photo 6
sewer gas exposure at laundry standpipe
(4) Noted: shared bath - both sink stoppers need adjusting. I suggest the builder adjust to allow more room for drainage.
5.1 Photo 7
shared bath
5.1 Photo 8
both sink stoppers need adjusting
(5) Item(s) of function concern:
  • low water pressure = about 40 psi

I suggest the builder make the necessary adjustment to provide a greater water pressure closer to the higher range and verify using a water pressure gauge.

Note: the average household water pressure is between 40 to 75 psi. Do not exceed 75 psi.

How to Increase Water Pressure

5.1 Photo 9
low water pressure = about 40 psi
5.1 Photo 10
installed PRV
6. Heating / Central Air Conditioning
6.0 Heating Equipment  
Repair or Replace
(2) Item(s) of concern:
  • placement of discharge pipe - not extended over drain
  • damage to concrete will occurred in a short amount of time

I suggest the builders HVAC pro extend discharge pipe and Zip Tie to floor drain trim.

More explanation: The furnace produces an acidic condensate that will degrade concrete.

6.0 Photo 3
extend over drain
(3) Item(s) of function/ health concern:
  • furnace appears to have been used to supply heat during the construction process
  • excessive dust and debris noted on the fan motor/blades/housing, return air duct, and multiple supply registers
  • drywall dust is a potential irritant to occupants

Common building practices and furnace manufacturers do not recommend using furnace heat to condition the home during the construction process.

The lifespan of the furnace has the potential to be reduced and the warranty has the potential to be voided due to this practice.

I suggest the builder have the furnace professionally cleaned of debris including the blower.

6.0 Photo 4
drywall dust in furnace
6.0 Photo 5
my finger marks
6.0 Photo 6
return air plenum
6.0 Photo 7
drywall dust caked on fins
6.0 Photo 8
has its own section in the manual
6.0 Photo 9
what needs to be cleaned
6.0 Photo 10
specific wording regarding warranty
6.0 Photo 11
example
6.0 Photo 12
drywall debris
(4) Noted: multiple holes in furnace cabinet and nearby ducts, not all photographed. I suggest the builder install aluminum tape over holes and label "test".
6.0 Photo 13
multiple holes in furnace cabinet and nearby ducts
6.0 Photo 14
multiple holes in furnace cabinet and nearby ducts
6.0 Photo 15
multiple holes in furnace cabinet and nearby ducts
7. Electrical System
7.0 Service Entrance  
Repair or Replace
(2) Item(s) of safety concern:
  • panel not secure - missing two screws and bottom screw stripped

I suggest the builder's electrician repair for the safety of the occupants.

7.0 Photo 3
panel not secure
7.0 Photo 4
bottom screw stripped
7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage  
Repair or Replace
Item(s) of concern:
  • extra larger cable not identified and labeled

I suggest the builder label this cable to eliminate confusion as to its future function.

7.2 Photo 1
extra larger cable not identified and labeled
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)  
Repair or Replace
Item(s) of function concern:
  • shared bathroom lights not operating

I suggest the builder's electrician evaluate and repair.
7.3 Photo 1
shared bathroom lights not operating
8. Insulation and Ventilation
8.0 Insulation in Attic or Roof system  
Repair or Replace
Item(s) of concern:
  • low insulation depth areas of the attic
  • barrier not tall enough to hold back R60 (22 inches) at attic access
  • displaced insulation going to radon fan

I suggest the builder add more insulation to meet builder's statement posted in garage.

Note: installer info in garage R60 = 22 inches

8.0 Photo 1
builder's statement
8.0 Photo 2
R60 = 22 inches
8.0 Photo 3
< 20" at marker
8.0 Photo 4
< 20" at marker
8.0 Photo 5
15" at other areas
8.0 Photo 6
R38 at lid
8.0 Photo 7
barrier around access
8.0 Photo 8
barrier not tall enough to hold back R60
8.0 Photo 9
displaced insulation going to radon fan
8.0 Photo 10
displaced insulation going to radon fan
8.5 Radon Mitigation System  
Repair or Replace
(2) Item(s) of function concern:
  • inefficiencies in professionally installed system
  • sealant in control joints at unfinished basement slab separating
  • some plumbing penetrations not sealed
  • future tub/shower penetration not sealed

In a typical professional radon mitigation system installation, the above items would be sealed to prevent inefficiencies in the system.

I suggest the builder's radon mitigation contractor complete the installation of the active system.

8.5 Photo 4
sealant in basement control joints showing gaps
8.5 Photo 5
future bath/shower without sealed cover
8.5 Photo 6
some pipe penetrations not sealed
8.5 Photo 7
radon pipe not sealed
10. Garage
10.5 Garage Door Operators  
Repair or Replace
Item(s) of health and safety concern:
  • did NOT pass pressure test

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

I suggest the builder make the adjustment at the operator.

10.5 Photo 1
did NOT pass pressure test
10.5 Photo 2
should have reversed
10.5 Photo 3
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
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Results at a glance

89

Items Inspected

Total number in report.

22

Summary Comments

Total number in report.

63

Styles & Materials

Total number in report.

115

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:
Drone
 
Items: Roofing
1.0 Roof Coverings
Comments: Inspected
The roof is partially covered with snow but the visible areas are in serviceable condition. 
1.0 Photo 1
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: Repair or Replace
(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) Item(s) of function concern:
  • front downspout depositing water at concrete steps

I suggest the builder relocate the downspout 90 degrees to the west as water depositing near concrete is risking future settlement.

1.3 Photo 2
front downspout depositing water at concrete steps
1.3 Photo 3
redirect away and to aide property line
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:
Board and Batten
Lap
Siding Material:
Cement-Fiber siding
Composite Wood
Exterior Entry Door:
Fiberglass
Insulated glass
Appurtenance:
Covered porch
Driveway:
Concrete
 
Items: Exterior
2.0 Wall Cladding Flashing and Trim
Comments: Repair or Replace
Item(s) of concern:
  • openings in siding/trim at service entrance

I suggest the builder install a quality silicone sealant to reduce potential moisture and pest infiltrating behind the siding.

Noted: incomplete painting of trim near slider.

2.0 Photo 1
install sealant around service entrance boxes
2.0 Photo 2
seal out moisture and pests
2.0 Photo 3
seal out moisture and pests
2.0 Photo 4
seal out moisture and pests
2.0 Photo 5
incomplete painting of trim near slider
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: Not Present
Note: an irrigation system does not appear to be present.
2.4 Photo 1
future location of irrigation backflow preventer
2.4 Photo 2
future irrigation water supply shut off valve
2.5 Doors (Exterior)
Comments: Repair or Replace
Item(s) of function concern:
  • exterior slider difficult to open

I suggest the builder adjust to the satisfaction of the buyers.

2.5 Photo 1
exterior slider difficult to open
2.6 Windows
Comments: Inspected
2.7 Appurtenance (Accessories to the Main Structure)
Comments: Inspected
2.8 Vegetation, Grading, Drainage, Driveway, Walkways, Concrete Surfaces
Comments: Inspected
Maintenance Tip to Protect Your Investment:
  • seal control joints and any slab cracking
  • driveway, walkway, patio, garage floor

To help alleviate any future settlement issues due to water penetration to expansive soils below (clay), it is best to seal the concrete with a quality sealer and cover control joints with a quality elastomeric sealant. (good silicone product) suited for concrete. Do not use self leveling at 90 degree joints.    

2.8 Photo 1
garage and driveway control joints
2.8 Photo 2
crack chaser tool to open cracks
2.8 Photo 3
foam backer rod to pre-fill gaps
2.8 Photo 4
sealant for flat horizontal surfaces, example
2.8 Photo 5
how to install
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:
Gable
Shed
Method used to observe attic:
From entry
Attic info:
Attic access
Extra Info : upper hall
 
 
Items: Structural Components
3.0 Foundation
Comments: Repair or Replace
(1) 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
(2) Item(s) of air quality concern:
  • debris in crawlspace creating potentially unhealthy air conditions

The crawlspace is conditioned per 2018 IRC 408.3 thus its air mixes with the habitable space air.  It is assumed the vapor barrier/crawlspace would be free of debris to reduce potential allergens.

I suggest the builder replace the radon membrane or thoroughly clean the crawlspace for the health of the occupants.

3.0 Photo 2
contaminants in crawlspace
3.0 Photo 3
debris in crawlspace
3.0 Photo 4
unknown origin of water stains - appear old
3.0 Photo 5
accumlated debris in crawlspace
3.1 Walls (Structural)
Comments: Inspected
The wall framing is not visible due to the finish materials covering them.
3.2 Floors (Structural)
Comments: Repair or Replace
(1) Item(s) of potential structural concern:
  • questionable support for stair stringers at mid landing - lower level staircase
  • 9" of stacked lumber under stair stringers - lacking direct bearing support
  • stair wall side - unsupported 9" of stacked lumber with one primary 2x cut
  • see photos for details

I suggest the builder's structural engineer further evaluate for structural integrity and repair as necessary.

Note: if the structural engineer says it is ok, I suggest getting this in writing with their PE stamp as this concern will likely come up at subsequent home inspections.

3.2 Photo 1
questionable support for mid landing - lower level staircase
3.2 Photo 2
9" of lumber under stair stringers
3.2 Photo 3
lacking direct bearing support
3.2 Photo 4
stacked 2x's ledger locked together
3.2 Photo 5
possible inadequate support with primary 2x cut
3.2 Photo 6
unsupported and cut at non-bearing stair wall
3.2 Photo 7
support strap may not be adequate with additional stacked 2x's carrying the stair load
(2) Item(s) of fire safety concern:
  • fire blocking missing at floor/ceiling openings under lower staircase

Fireblocking is required at all openings at ceiling/floor levels to resist the free passage of flame and products of combustion.

I suggest the builder close this gap by installing tight fitting fiberglass batt insulation or rock wool insulation for the safety of the occupants.

Reference: Fire Blocking: 2018 IRC R302.11.

3.2 Photo 8
gaps to wall cavity above fire blocking
3.2 Photo 9
tape indicates gap
3.2 Photo 10
suggest closing off space
3.3 Columns/Piers/Beams
Comments: Inspected
3.4 Basement Concrete Slab
Comments: Inspected
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: Inspected
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
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
Floor Covering(s):
Carpet
Engineered vinyl Tile (LVT)
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
Noted: primary shower - future warranty item

Tile installer used grout in the corners and at the pan. These areas will crack in the near future. It is more common to use matching colored caulk or clear sealant over the existing grout.

I suggest the builder install silicone sealant over the grout at all 90 degree corners at field tile and between dissimilar materials, such as between pan and bottom tile.

4.1 Photo 1
primary shower - future warranty item
4.1 Photo 2
installer used grout in the corners and at the pan
4.1 Photo 3
these areas will crack in the near future
4.2 Floors
Comments: Repair or Replace
(1) Noted: missing floor moulding at staircase landing.
4.2 Photo 1
missing floor moulding at staircase landing
(2) Noted: for improvement in wet areas. Wood is not the best material for bathrooms. The base moulding is made of composite wood. If all sides are not painted, it can act as a sponge. I suggest installing a sealant suitable for wet environments at moulding to floor surface.
4.2 Photo 2
suggesting to install sealant
4.3 Steps, Stairways and Railings
Comments: Inspected
4.4 Counters and Cabinets (representative number)
Comments: Inspected
4.5 Doors (representative number)
Comments: Inspected
4.6 Windows
Comments: Inspected
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:
PEX
Plumbing Water Distribution:
PEX
Washer Drain Size:
2" Diameter
Plumbing Drain Waste Vent:
PVC
Water Heater Power Source:
Electric
Water Heater Location:
Basement Mechanical Room
Water Heater Capacity:
50 Gallon
WH Manufacturer and date:
BRADFORD-WHITE
Extra Info : 2021
Items: Plumbing System
5.0 Plumbing Drain, Waste and Vent Systems
Comments: Inspected
(1) FYI ONLY: Air admittance valves (AAV) were used in the home at the following fixtures: kitchen sink, both sinks in primary bath, future bath, mechanical area 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
5.0 Photo 3
both sinks in primary bath
5.0 Photo 4
both sinks in primary bath AAV
5.0 Photo 5
both sinks in primary bath AAV
5.0 Photo 6
mechanical area floor drain
(2) Note: Rough-in plumbing drains, for a future bathroom has been installed.
5.0 Photo 7
future bathroom
(3) Noted: trap seal at laundry floor drain. Prevents water in the p-trap from drying out. I suggest shooting a water bottle full down the drain to make sure the p-trap is full.
5.0 Photo 8
laundry floor drain
5.0 Photo 9
trap seal
5.1 Plumbing Water Supply, Distribution System and Fixtures
Comments: Repair or Replace
(1) Item(s) of function concern:
  • hot side not operating - right primary sink - valves on

The clog is likely from debris in the supply line.

I suggest the builder's plumber repair.

5.1 Photo 1
right primary sink
5.1 Photo 2
hot side not operating
5.1 Photo 3
valves on
(2) Item(s) of function concern:
  • primary toilet clogged - water shut valve currently off

Nearly overflowed when tested.

I suggest toilet repaired and cleaned.

5.1 Photo 4
primary toilet clogged
5.1 Photo 5
water shut valve currently off
(3) Item(s) of potential health concern:
  • sewer gas exposure at laundry standpipe - p-trap dry

I suggest the builder add water into the p-trap asap.

5.1 Photo 6
sewer gas exposure at laundry standpipe
(4) Noted: shared bath - both sink stoppers need adjusting. I suggest the builder adjust to allow more room for drainage.
5.1 Photo 7
shared bath
5.1 Photo 8
both sink stoppers need adjusting
(5) Item(s) of function concern:
  • low water pressure = about 40 psi

I suggest the builder make the necessary adjustment to provide a greater water pressure closer to the higher range and verify using a water pressure gauge.

Note: the average household water pressure is between 40 to 75 psi. Do not exceed 75 psi.

How to Increase Water Pressure

5.1 Photo 9
low water pressure = about 40 psi
5.1 Photo 10
installed PRV
5.2 Hot Water Systems, Controls, Chimneys, Flues and Vents
Comments: Inspected
The Bradford White 50 gallon H2O heater is a 2021 model.  It is 2 years old with an average lifespan of 8-12 years. 

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

How to Maintain a Water Heater

5.2 Photo 1
50 gallon H2O heater
5.2 Photo 2
2021 mfg
5.3 Main Water Shut-off Device
Comments: Inspected
The main water shut off valve is located in the basement mechanical room.
5.3 Photo 1
main water shut off valve
5.4 Gas Delivery Systems
Comments: Inspected
5.5 Sump Basin
Comments: Inspected
A sump basin is located in the basement. 

It is currently dry and is not equiped with a pump system. 

I recommend removing the lid after a period of rain to see if the basin accumulates any water.

If so, a pump system would be recommended.

5.5 Photo 1
sump basin is located in the basement
5.5 Photo 2
currently dry
5.6 Sewer Scope
Comments: Inspected
The sewer scope inspection report and video will be sent in a separate email.
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:
LENNOX
Extra Info : 2021
Ductwork:
Insulated
and
Non-insulated
Filter Type:
Disposable
Filter Size:
16x25
Types of Fireplaces:
None
Cooling Equipment Type:
Air conditioner unit
Cooling Equiment Brand and date of mfg:
LENNOX
Extra Info : 2021
 
 
Items: Heating / Central Air Conditioning
6.0 Heating Equipment
Comments: Repair or Replace
(1) The Lennox high efficiency gas fired furnace is a 2022 model. It is new 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
2022 model
(2) Item(s) of concern:
  • placement of discharge pipe - not extended over drain
  • damage to concrete will occurred in a short amount of time

I suggest the builders HVAC pro extend discharge pipe and Zip Tie to floor drain trim.

More explanation: The furnace produces an acidic condensate that will degrade concrete.

6.0 Photo 3
extend over drain
(3) Item(s) of function/ health concern:
  • furnace appears to have been used to supply heat during the construction process
  • excessive dust and debris noted on the fan motor/blades/housing, return air duct, and multiple supply registers
  • drywall dust is a potential irritant to occupants

Common building practices and furnace manufacturers do not recommend using furnace heat to condition the home during the construction process.

The lifespan of the furnace has the potential to be reduced and the warranty has the potential to be voided due to this practice.

I suggest the builder have the furnace professionally cleaned of debris including the blower.

6.0 Photo 4
drywall dust in furnace
6.0 Photo 5
my finger marks
6.0 Photo 6
return air plenum
6.0 Photo 7
drywall dust caked on fins
6.0 Photo 8
has its own section in the manual
6.0 Photo 9
what needs to be cleaned
6.0 Photo 10
specific wording regarding warranty
6.0 Photo 11
example
6.0 Photo 12
drywall debris
(4) Noted: multiple holes in furnace cabinet and nearby ducts, not all photographed. I suggest the builder install aluminum tape over holes and label "test".
6.0 Photo 13
multiple holes in furnace cabinet and nearby ducts
6.0 Photo 14
multiple holes in furnace cabinet and nearby ducts
6.0 Photo 15
multiple holes in furnace cabinet and nearby ducts
6.1 Normal Operating Controls
Comments: Inspected
6.2 Automatic Safety Controls
Comments: Inspected
6.3 Distribution Systems
Comments: Inspected
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: Not Present
6.8 Gas Distribution System
Comments: Inspected
6.9 Gas/LP Firelogs and Fireplaces
Comments: Not Present
6.10 Cooling Equipment
Comments: Inspected
The Lennox AC unit is a 2022 model; it is new 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
Lennox AC unit
6.10 Photo 2
2022 mfg
6.11 Normal Operating Controls
Comments: Not Inspected
I was unable to operate the unit due to the below 60 degree temperatures. (per Standards of Practice)
6.12 Washer and Dryer
Comments: Not Present
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:
150 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: Repair or Replace
(1) The electrical service entrance 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.
7.0 Photo 1
service entrance
7.0 Photo 2
150 amp disconnect
(2) Item(s) of safety concern:
  • panel not secure - missing two screws and bottom screw stripped

I suggest the builder's electrician repair for the safety of the occupants.

7.0 Photo 3
panel not secure
7.0 Photo 4
bottom screw stripped
7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels
Comments: Inspected
The main circuit breaker panel is located in the garage.
7.1 Photo 1
main breaker panel
7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage
Comments: Repair or Replace
Item(s) of concern:
  • extra larger cable not identified and labeled

I suggest the builder label this cable to eliminate confusion as to its future function.

7.2 Photo 1
extra larger cable not identified and labeled
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: Repair or Replace
Item(s) of function concern:
  • shared bathroom lights not operating

I suggest the builder's electrician evaluate and repair.
7.3 Photo 1
shared bathroom lights not operating
7.4 Polarity and Grounding of Receptacles
Comments: Inspected
7.5 Operation of GFCI (Ground Fault Circuit Interrupters)
Comments: Inspected
FYI ONLY: The powder room and guest bath GFCI receptacles reset at the primary bathroom GFCI receptacle.

FYI ONLY: The kitchen, laundry, receptacles are GFCI protected and resets at the main breaker panel.

7.5 Photo 1
reset in primary
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 white test buttons
7.7 Smoke Detectors
Comments: Inspected

The smoke detectors are installed in their required locations.  They were tested and should be tested upon moving into the home.
7.8 Carbon Monoxide Alarms
Comments: Inspected
Carbon Monoxide alarms are installed in their required locations.  They were tested and should be tested upon moving into the home.
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
Ventilation:
Soffit Vents
Roof box vents
Exhaust Fans:
Fan only
Dryer Power Source:
220 Electric
Floor System Insulation:
box sills (rims) only
 
Items: Insulation and Ventilation
8.0 Insulation in Attic or Roof system
Comments: Repair or Replace
Item(s) of concern:
  • low insulation depth areas of the attic
  • barrier not tall enough to hold back R60 (22 inches) at attic access
  • displaced insulation going to radon fan

I suggest the builder add more insulation to meet builder's statement posted in garage.

Note: installer info in garage R60 = 22 inches

8.0 Photo 1
builder's statement
8.0 Photo 2
R60 = 22 inches
8.0 Photo 3
< 20" at marker
8.0 Photo 4
< 20" at marker
8.0 Photo 5
15" at other areas
8.0 Photo 6
R38 at lid
8.0 Photo 7
barrier around access
8.0 Photo 8
barrier not tall enough to hold back R60
8.0 Photo 9
displaced insulation going to radon fan
8.0 Photo 10
displaced insulation going to radon fan
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
8.3 Ventilation of Attic and/or Roof System
Comments: Inspected
8.4 Venting Systems
Comments: Inspected
The dryer termination is on the roof.  Ask the builder how the homeowner is supposed to clean this termination periodically to reduce the accumulation of lint and the associated fire danger.
8.4 Photo 1
location of dryer termination
8.4 Photo 2
appears to be the correct style
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.

Manometer: A device that allows the owner to easily check to see if the extraction fan is operating.

  • Different levels of fluid means fan is operating. 
  • Equal levels of fluid means the fan is not operating.
8.5 Photo 1
radon pipe near furnace with manometer
8.5 Photo 2
installer information
8.5 Photo 3
radon extraction fan
(2) Item(s) of function concern:
  • inefficiencies in professionally installed system
  • sealant in control joints at unfinished basement slab separating
  • some plumbing penetrations not sealed
  • future tub/shower penetration not sealed

In a typical professional radon mitigation system installation, the above items would be sealed to prevent inefficiencies in the system.

I suggest the builder's radon mitigation contractor complete the installation of the active system.

8.5 Photo 4
sealant in basement control joints showing gaps
8.5 Photo 5
future bath/shower without sealed cover
8.5 Photo 6
some pipe penetrations not sealed
8.5 Photo 7
radon pipe not sealed
8.6 Whole House Ventilation
Comments: Inspected
Noted: A whole house ventilation fan is installed in the laundry 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:
MOEN
Exhaust/Range hood:
Zephyr
Dishwasher Brand:
SAMSUNG
Range/Oven:
SAMSUNG
Built in Microwave:
SAMSUNG
 
Items: Built-In Kitchen Appliances
9.0 Dishwasher
Comments: Inspected
9.1 Ranges/Ovens/Cooktops
Comments: Inspected
Note: the induction cooktop could not be tested without special cookware.
9.1 Photo 1
induction cooktop
9.2 Range Hood (s)
Comments: Inspected
The rangehood did operate as expected. It does exhaust to the outdoors.
9.2 Photo 1
termination for rangehood, I believe
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:
One automatic
Garage Door Material:
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

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

I suggest the builder make the adjustment at the operator.

10.5 Photo 1
did NOT pass pressure test
10.5 Photo 2
should have reversed
10.5 Photo 3
adjust at operator