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Sample Residential Inspection Report
 

Sample Residential Inspection Report

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    Sample Residential Inspection Report Sample Residential Inspection Report Document Transcript

    • Client: Sample Residential Site Address: 56789 Winding River Road Loveland Inspection Date: 07/30/2012 Report # 0111316www.WindingRiver.net 970-222-2104 303-774-1104 [ This report is for your exclusive use in determining the physical condition of the property inspected. Although a thorough inspection of the property was made, we wish to CAUTION that conditions may change and equipment may become defective. The report should not be construed as a guarantee or warranty of the premises or equipment, or future uses thereof. Our CONTRACT FOR SERVICES orSERVICE AGREEMENT provide additional details: PLEASE READ IT CAREFULLY. The inspection, by definition, deals with an existing structure which may have older types of plumbing or wiring. It is very probable these systems would not meet present standards, although the system did meet requirements at the time it was installed. THIS REPORT IS PROTECTED BY COPYRIGHT! REPRODUCTION, IMITATION, OR DUPLICATION OF THE REPORT WILL BE SUBJECT TO PENALTIES PROVIDED BY FEDERAL COPYRIGHT LAWS. WARNING... This report cannot be sold or transferred!The CLIENT agrees to indemnify, defend and hold harmless Winding River Inspection Services from third party claims relating to this Inspection Report.
    • Client: Sample Residential Site Address: 56789 Winding River Road Loveland Inspection Date: 07/30/2012 Report # 0111316www.WindingRiver.net 970-222-2104 303-774-1104Dear Sample Inspection Client ,At your request, a visual inspection of the above referenced property was conducted on 07/30/2012. An earnest effortwas made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must belimited to the fee paid. The following is an opinion report, reflecting the the visual conditions of the property at the timeof the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed orimplied. This report is not an insurance policy, nor a warranty service.IMPORTANT: The Summary is not the entire report. The complete report may include additional information ofconcern to the client. It is recommended that the client read the complete report. The entire Inspection Report, includingthe Standards of Practice, limitations and scope of Inspection, and Pre-Inspection Agreement must be carefully read tofully assess the findings of the inspection. This list is not intended to determine which items may need to be addressedper the contractual requirements of the sale of the property. Any areas of uncertainty regarding the contract should beclarified by consulting an attorney or real estate agent.PLEASE NOTE: Some items noted within the summary may have been considered in the pricing and/or disclosure ofthis building structure/property. Please realize that my attempts are to make you aware of what I found during theinspection, not necessarily what should or should not be included in the negotiation process.It is strongly recommended that you have appropriate licensed contractors evaluate each concern further and the entiresystem for additional concerns that may be outside our area of expertise or the scope of our inspection BEFORE the closeof escrow. Please call our office for any clarifications or further questions. Thank you for selecting our company to doyour property inspection. If you have any questions regarding the inspection report or the property, please feel free tocall at 970-222-2104. or 303-774-1104.Sincerely,Kurt NelsonWinding River Inspection Services, LLC
    • Client: Sample Residential Site Address: 56789 Winding River Road Loveland Inspection Date: 07/30/2012 Report # 0111316www.WindingRiver.net 970-222-2104 303-774-1104 SUMMARYSUMMARY 1: IMMEDIATE CONCERN / FURTHER EVALUATION / SAFETY (RED): It is the intent of thisinspector that the items in this section require immediate attention and/or further evaluation to prevent possible damageor may threaten personal safety. Many of these items will likely require further evaluation and repair by licensedtradespeople. Obtain competitive estimates for any repairs.LIVING SPACES Den/Office/Study: Carbon Monoxide: 1. Carbon Monoxide Detectors must be installed PRIOR TO CLOSING. Master Bedroom: Carbon Monoxide: 2. Carbon Monoxide Detectors must be installed PRIOR TO CLOSING. Bedroom #1: Carbon Monoxide: 3. Carbon Monoxide Detectors must be installed PRIOR TO CLOSING. Bedroom #2: Carbon Monoxide: 4. Carbon Monoxide Detectors must be installed PRIOR TO CLOSING. Bedroom #3: Carbon Monoxide: 5. Carbon Monoxide Detectors must be installed PRIOR TO CLOSING. Bedroom #4: Carbon Monoxide: 6. Carbon Monoxide Detectors must be installed PRIOR TO CLOSING.
    • Client: Sample Residential Site Address: 56789 Winding River Road Loveland Inspection Date: 07/30/2012 Report # 0111316www.WindingRiver.net 970-222-2104 303-774-1104SUMMARY 2: REPAIR ITEMS / TYPICAL GENERAL MAINTENANCE (GREEN): The repair of these items istypical for general building maintenance and will need to be addressed, but do not cause any immediate concern. Thesesuggestions will prolong the buildings integrity and longevity. Other minor items are also noted in the report and shouldreceive eventual attention, but none of them affect the habitability of the property and their correction is typicallyconsidered the responsibility of the purchaser.EXTERIOR: GROUNDS & IMPROVEMENTS Driveway Driveway Condition: 1. The cracks in the driveway need to be sealed to prevent further damage. The freeze-thaw cycle may cause differential settlement and enlarge existing cracks.[upper right] Landscaping Shrubbery: 2. Bushes and shrubs need to be trimmed away from the structure at least 2 inches. This space is needed to prevent direct access to the structure by insects and to keep the bushes from damaging the siding. Shrubbery is overgrown. The shrubbery should be cut back to allow additional air circulation. Climbing plants.EXTERIOR, WINDOWS & STRUCTURES Exterior Cladding Stucco Condition: 3. Normal settling cracks noted. Patching these cracks is a cosmetic issue and their repair is part of the normal home maintenance for traditional stucco systems.[west side of the home] Repairs are needed = Contact a stucco professional for further evaluation/ repair.[rear of the home] Stone Condition: 4. Ratings: Repair[broken and loose stone around the garage] Patio Lighting: 5. The light did not respond to the switch (x1) = Check the light bulb first, then the fixture and circuit.ROOF & ATTIC General Roof Shingle(s) Condition: 6. Conditions: tearing[top of the ridge] Roof Drainage Roof Gutter System Conditions: 7. Installation of downspout extensions would help carry the water further away from the foundation. Run-off water needs to flow away from the side of the house at least 6 feet. This will allow the run-off to get far enough away to not interfere with the foundation.HEATING / FIREPLACE Heating Unit #1 Filter Condition: 8. Replacement is recommended; the filter is not functioning as intended. There is no filter installed. The air conditioning evaporator coil may be partially blocked by dirt that accumulated on the underside of the coil. When wetted by the condensate, the mat becomes mud which blocks the airflow. Repairs are needed to prevent damage to the compressor.
    • Client: Sample Residential Site Address: 56789 Winding River Road Loveland Inspection Date: 07/30/2012 Report # 0111316www.WindingRiver.net 970-222-2104 303-774-1104LIVING SPACES Master Bedroom: Window Damage: 9. The window pane is cracked/damaged (x1). Bedroom #3: Closet Storage: 10. There is no closet in this room. Windows: 11. Dual pane window(s) condition is Good. Window screen is not installed (x1).SUMMARY 3: FOR YOUR INFORMATION (FYI) / EDUCATION (BLUE): These items are specificic notationsand helpful hints and suggestions to help you maintain the building investment. I have tried to include information to beused for educational purposes. I have also included general education throughout the body of the main report.EXTERIOR: GROUNDS & IMPROVEMENTS Topography Roof Drainage: 1. Gutter extensions should be installed to move water run-off away from foundation.EXTERIOR, WINDOWS & STRUCTURES Exterior Windows: Caulking Condition: 2. All wood, siding and trim, joints should be well sealed to prevent moisture intrusion and damage. Wood-to-wood joints at the windows and trim areas should also be monitored and sealed as necessary. Monitor and maintain areas for proper caulk coverage. Periodically re-caulk as necessary.PLUMBING SYSTEM Water Heater #1 Lifespan: 3. According to the industry experts, the average water heater life in the U.S. is 8 to 12 years. This unit is performing within its designed projected lifespan. It is impossible to tell whether the unit will perform for another day, month, or decade. When a unit fails it will usually either stop heating, or it will leak water.KITCHEN Kitchen Caulking Water Contact Areas: 4. Some caulking in water contact areas is needed.UTILITY/LAUNDRY Utility/Laundry Drip Pan: 5. The installation of an emergency drip pan is recommended for this installation. Exhaust Fan: 6. This laundry has no ventilation = Recommend adding to lower the humidity in the room.BATHROOM(S) Master Bath:
    • Client: Sample Residential Site Address: 56789 Winding River Road Loveland Inspection Date: 07/30/2012 Report # 0111316www.WindingRiver.net 970-222-2104 303-774-1104 GFCI Protection: 7. GFCI outlet is installed and appears to be working as designed.[main reset] Tub/Shower Walls and/or Surround: 8. It is recommended that the wall to wall caulking joints be well maintained with fresh caulking. Recaulking these areas is part of the every two year normal maintenance needed to ensure the prevention of moisture entry into the system.LIVING SPACES Bedroom #2: Windows: 9. Dual pane window(s) condition is Good. Window screen is not installed (x1). Bedroom #3: Location: 10. Basement[grey]=non conforming.
    • Client: Sample Residential Site Address: 56789 Winding River Road Loveland Inspection Date: 07/30/2012 Report # 0111316www.WindingRiver.net 970-222-2104 303-774-1104 Report Index INSPECTION INFORMATION SITE INFORMATION EXTERIOR: GROUNDS & IMPROVEMENTS EXTERIOR, WINDOWS & STRUCTURES GARAGE ROOF & ATTIC FOUNDATION/STRUCTURE ELECTRICAL SYSTEM PLUMBING SYSTEM HEATING / FIREPLACE AIR CONDITIONING & VENTILATION KITCHEN UTILITY/LAUNDRY BATHROOM(S) LIVING SPACES
    • www.Windingriver.net 970-222-2104 303-774-1104 INSPECTION INFORMATION Client & Site Information:Report Name: Sample Residential Report.Inspection Date: 07/30/2012.InspectionAppointment Time: 01:00 PM.Client Name: Sample Residential.Current MailingAddress: 1234 Winding River Road.Client City/State/Zip: Loveland, CO 80537.Client Phone#:Client Fax #:Inspection SiteAddress: 56789 Winding River Road.InspectionCity/State/Zip: Loveland, CO 80537. Climatic Conditions:Inspection DayWeather: Clear.Temperature at time ofInspection 90s.How Long Since LastMeasureable Rain: 5 Days.Soil Conditions: Dry. Building Characteristics:Estimated Age ofBuilding: 5© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Building Type: Wood.Stories: 2Space Below Grade: Cellar/Crawl space. Other Information:Area: Suburb.Building Occupied? Yes.Client Present DuringInspection: Yes.People Present DuringInspection: Purchaser. Selling agent. Payment Information:Total Fee: 0.00.Paid By: Check 12345 Check. Report Terminology Definitions:ADEQUATE/FUNCTIONAL: A component that is performing its intended function at the time of the inspection, with no visible evidence of major problems. There may be signs of normal deterioration. Periodic maintenance may still be needed for continued satisfactory operation.IMPROVEMENTS/FYI Other details provided for your information or discretionary improvements that are not essential repairs but represent logical, long-term upgrades to the building structure .MAJOR REPAIR: Deficiencies are considered a major repair either because: 1) correction is likely to be costly; or 2) the nature of the deficiency is such that failure to make corrections will result in significant short or long-term damage to the building. Major Repair means that the issue is important, whether costly or not.REPAIR These are repairs that, in the opinion of the inspector, are of lesser importance and urgency. As the property owner, you might postpone some of these items until some more convenient time. Other items need more prompt attention (buyers and sellers often have different perspectives on this issue). This may also include common maintenance items.SAFETY CONCERN: A real or potential threat to the health or safety of the occupants. Correction of these conditions should not be postponed regardless of the cost to repair.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104INVESTIGATEFURTHER There was insufficient information during the inspection to determine the need for repairs. These conditions warrant further evaluation, either by monitoring over a period of time or by investigation by a trade specialist. This includes conditions that may require destructive investigation, engineering, or evaluation beyond the scope of a visual inspection. Some problems are only fully revealed under conditions that may not be present during a one-time visit.LOCATIONS: The following location descriptions may be used to identify where the room is located, or where the condition was found. Right Rear, Right Front, Left Rear, and Left Front may be used in the report and they are relative to viewing the building from the front. Other location directions will include North, South, East, and West. Condition locations within rooms will either be identified from the rooms point of entry or with compass directionals.PLEASE NOTE: The component evaluations are not a guarantee or warranty of future performance. It is only an evaluation of how the component was working or performing when it was evaluated. Home & building warranties can be purchased separately from other companies to protect you when component failure occurs. Also, it should be understood that we are not allowed to move any furniture, pictures, or possessions.Report Limitations: This report is intended only as a general guide to help the client make his own evaluation of the overallcondition of the home and is not intended to reflect the value of the premises, nor make any representation as to the advisability ofpurchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions thatexisted at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply thatevery component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls,moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature oftheir location are concealed, camouflaged, or difficult to inspect are excluded from the report.Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, leadpaint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiencymeasurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which areshut down or otherwise secured; water wells (water quality and quantity); zoning ordinances; intercoms; security systems; heatsensors; cosmetics; or building code conformity. Any general comments about these systems and conditions are informational onlyand do not represent an inspection.The inspection report should not be construed as a compliance inspection of any governmental or nongovernmental codes orregulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of thestructure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability orfitness for use regarding the condition of the property, and it should not be relied upon as such. Any opinions expressed regardingadequacy, capacity, or expected life of components are general estimates based on information about similar components andoccasional wide variations are to be expected between such estimates and actual experience.We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement withtradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements andinformation in this report are true and correct.Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall besubmitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction IndustryArbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow theInspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb orrepair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.Client is advised to read the entire body of the report and not to rely upon any verbal comments nor the Summary alone. Review theentire body of the report in detail and make decisions only upon trusted advice of Family Members, Your REALTOR and OutsideConsultants, including Financial Advisors. It is in your best interest to follow up on any recommendations made by the Inspectorsprior to making a final purchasing decision. Purchasing a home for your family is a major financial decision, and it is one not to be© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104made hastily or under rushed circumstances.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 SITE INFORMATION Specific DetailsBuilding Faces: The front of the building faces South.Style of Building: Two Story.Approximate Lot Size: This property includes land acreage: Over 40 acre lot.Mailbox: No - There was no mailbox noted within the immediate area of the property. Utility Services:Utilities Status: All utilities on.Water Source: Well/ Cistern - Private water supplies such as a well, cistern, or reservoir must be tested for potability. This testing is beyond the scope of this inspection; however, it is available under separate contract and direction from this inspection service. There should be no connection between the private water source and a publicly supplied water source.Meter Location:Electrical Service: Underground.Electrical ServiceCondition: Satisfactory - The underground service appears adequate. Satisfactory - The underground service appears adequate.Cable/SatelliteTelevision: Overhead.Television: Underground.TV/Telephone WireGrounding: Yes - The cable television and/or the telephone service lines appear to be grounded.Underground FuelTanks: No - There is no visible evidence of any underground fuel tank on the property inspected. Note, however, that this inspection is not an environmental analysis of the property.Sewage Disposal: Septic System - A private system is installed on the property. Septic tank and drainage fields are not covered under the scope of this inspection. Most localities require certification of the site waste disposal system. This inspection company may be certified to conduct this type inspection under separate direction and contract.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 Gas Service:Fuel Source: Propane is provided by an independent company.Garage Gas Appliances: Yes - Any gas appliance located on the floor in a garage must have the combustion chamber located at least 18 inches above the floor and not accessible to damage by a vehicle, or be in a separate enclosure. Appliance installation appears to be within this general guideline. Water heater.Gas Line Type: Black Iron Pipe.Secondary SupplyPiping: Gas Tight.Piping: Gas supply piping as installed appears adequate.Gas Odors: No.Gas Venting: There is at least one gas-fired vent stack through the rooflin.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 EXTERIOR: GROUNDS & IMPROVEMENTSThis inspection is not intended to address or include any geological conditions or site stability information. For information concerningthese conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around theexterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determinedrainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping orseptic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as wellas others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in thereport. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. TopographyLot Type: Gentle slope. NOTE: If soil stability or expansive soil conditions are a concern, please consult a Soils Engineer.Lot Conditions &Drainage: The lot appears to have adequate drainage to prevent water from ponding.Slope Within 10 Feet ofBuilding: The general guideline is for the grading to drop 6" in the first 10 away from the foundation. This promotes water saturation away from the foundation and lessens the chance for water entry in and under the structure.Roof Drainage: Gutter extensions should be installed to move water run-off away from foundation. DrivewayDriveway PavingMaterial: Concrete.Driveway Condition: The cracks in the driveway need to be sealed to prevent further damage. The freeze-thaw cycle may cause differential settlement and enlarge existing cracks.[upper right]Curb & Gutters: Installed.Walkways & StoopMaterials: Concrete.Walkway Condition: The walkway surface material is in satisfactory condition with only normal deterioration noted.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 LandscapingTrees: Mature tree(s) are plated too close to the building = Consider removal. Recommend trimming.Shrubbery: Bushes and shrubs need to be trimmed away from the structure at least 2 inches. This space is needed to prevent direct access to the structure by insects and to keep the bushes from damaging the siding. Shrubbery is overgrown. The shrubbery should be cut back to allow additional air circulation. Climbing plants.Front Lawn: Acceptable.Back Lawn: Acceptable.It is not within the scope of this report to determine the degree of salinity or volume of any well water. Inquire with the sellers of theproperty or check with the local agricultural extension service for these tests. We suggest you have the sellers instruct you as to theoperation of this system. Ongoing maintenance of damaged or clogged sprinkler heads is necessary with most sprinkler systems. FencingFence Materials: Vinyl: General condition is Good.Fence Condition: The fencing materials appear to be in satisfactory condition.Gate: Ratings: Adequate/Functional.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 EXTERIOR, WINDOWS & STRUCTURES Exterior CladdingType of Siding: Stucco.Stucco Type: The exterior of the home is clad with a synthetic stucco known as Exterior Insulation Finishing System (EIFS). In our visual evaluation we are not able to determine the thickness of the application or the quality of the installation of the underlayment, lath, and flashings. These can only be viewed and evaluated by destructive discovery which is beyond the scope of this visual evaluation.Stucco Condition: Normal settling cracks noted. Patching these cracks is a cosmetic issue and their repair is part of the normal home maintenance for traditional stucco systems.[west side of the home] Repairs are needed = Contact a stucco professional for further evaluation/ repair.[rear of the home]Stone Condition: Ratings: Repair[broken and loose stone around the garage] Exterior TrimsTrim/Paint/StainConditions: Ratings: Adequate/Functional. Exterior Windows:Material: Vinyl.Style: Single Hung.Panes: Dual Pane: It is beyond the scope of this inspection to verify the integrity of the thermo-seals. Every effort was made to identify them when possible.Window(s) Condition: Please refer to the individual room notes.Screen Conditions: Please refer to the individual room notes.Window Function: Ratings: Adequate/Functional.Caulking Condition: All wood, siding and trim, joints should be well sealed to prevent moisture intrusion and damage. Wood-to-wood joints at the windows and trim areas should also be monitored and sealed as necessary. Monitor and maintain areas for proper caulk coverage. Periodically re-caulk as necessary.Window Wells: Ratings: Adequate/Functional.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 Front PorchType: Concrete - General condition is Good.Exterior Lighting &Outlets: Acceptable.Outlets: The outlets are correctly wired and grounded.GFCI Protection: GFCI outlet is installed and appears to be working as designed. Exterior DoorsDoor Type Steel type door. A good choice for a secure entry. Exterior.Door Conditions Ratings: Adequate/Functional.Doorbell: The doorbell is installed and working.Other Exterior Doors: Sliding glass.Door Conditions Ratings: Adequate/Functional. PatioPatio Slab Materials: Concrete.Patio Slab Condition: Cracks, Minor expansion/settlement cracks were noted. This is not unusual. Monitor and repair as needed.Lighting: The light did not respond to the switch (x1) = Check the light bulb first, then the fixture and circuit.Outlets: The outlets are correctly wired and grounded.GFCI Protection: GFCI outlet is installed and appears to be working as designed.Regular chimney maintenance is highly recommended, yet often overlooked by homeowners. The full evaluation of the structural andinternal portions of the chimney is beyond the scope of this visual evaluation. It is recommended that a "Level 2" chimney and flueevaluation be performed by a certified Chimney Sweep to identify any possible hazards. The "Level 2" evaluation is best suited toprovide the information needed for the Real Estate transaction.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 GARAGENOTICE: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should notbe stored within closed garage areas. GarageAccess There was adequate/good access to this area.Garage Type/Location: The garage is attached.Size & Number of Bays: Three car garage.Number of OverheadDoors: There are two overhead doors.Type of Garage Door The overhead doors are made of steel.Overhead Door &Hardware Condition: Ratings: Adequate/Functional.Automatic OverheadDoor Opener: Ratings: Adequate/Functional.Safety Reverse Switchon Opener: Yes - The door opener is equipped with an automatic reverse safety switch. There is an electronic beam safety reverse system installed. It appears to be functional.Outside Entry Door: Yes.Door Type Steel type door. A good choice for a secure entry. Exterior.Door Conditions Ratings: Adequate/Functional.Fire Rated Door toStructure: Yes - There is a fire rated door separating the garage from the living areas of the building.Garage Roof Condition: Attached Garage - Same as main building structure - Refer to ROOFING section.GarageFoundation/SlabCondition: Ratings: Adequate/Functional.Garage WallsCondition: The wall covering appears to meet the minimum fire separation standards. However, it is not possible to verify after the sheetrock is finished.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Posts Condition: There is a post supporting an overhead beam in the garage. It appears to be adequately installed.Electric Service toGarage: The garage electrical outlets, except for dedicated circuits, are protected with Ground Fault Circuit Interrupt protection as required by current standards. Do not use a Ground Fault Protected outlet for either a food freezer or a refrigerator. Should the outlet cut the power to the appliance, you may not be aware that the unit is off and possibly ruin the contents.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 ROOF & ATTICThe foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer anopinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of theforegoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall.Many times, this situation is not present during the inspection. General RoofAccess Typical.Inspection Method: The roof covering was inspected by walking on the roof.Style: Combination of: Hip, Gable.Ventilation Type: Roof, Soffit.Roofing Layers: The roof covering on the main structure appears to be the first covering.Estimate Age of Roof: This roof appears to be 1 to 3 years old.Designed Lifespan ofRoof: The statistical life average of this roofing product is 20-25 years.Roofing Material: Architectural shingles.Roof Covering Status: Ratings: Adequate/Functional.Roofing Condition: The roof meets the FHA/VA 2 years of remaining life guideline.Shingle(s) Condition: Conditions: tearing[top of the ridge]Securing Fasteners: Ratings: Adequate/Functional.Underlayment Noted: Asphalt impregnated felt underlayment was noted under the roofing material in at least 2 locations that were checked.Ridges: Satisfactory - The ridge covering material appears to be in satisfactory condition.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Flashing Type: Metal.Flashing Conditions: The flashings around openings in the roof covering appear to be watertight and caulked as needed.Valleys: The valleys on the roof are closed, using either overlapping or interwoven strip shingles from both intersecting roof lines.Overhand - Fascia Type Metal.Fascia Conditions Ratings: Adequate/Functional.Overhang - Soffits Vinyl.Soffit Conditions Ratings: Adequate/Functional. Roof DrainageRoof Gutter System: Metal.Roof Gutter SystemConditions: Installation of downspout extensions would help carry the water further away from the foundation. Run-off water needs to flow away from the side of the house at least 6 feet. This will allow the run-off to get far enough away to not interfere with the foundation. Attic & Ventilation:Attic Access Location: Garage ceiling.Attic Accessibility: Ceiling scuttle hole.Method of Inspection: The attic cavity was inspected by entering the area.Attic Cavity Type: Crawl Through - The attic cavity is not useable for any storage due to size, framing, or insulation.Roof Framing: A rafter system is installed in the attic cavity to support the roof decking. A truss system is installed in the attic cavity that is used to support the roof decking and transmit the roof load to the exterior walls.Roof FramingCondition: The roof framing appears to be in functional condition.Roof Bracing: The roof framing as installed seems adequate.Roof Decking: The decking is made of butted one inch nominal boards.Evidence of Leaks onInterior of Attic: There is no evidence of current water leaks into the accessible attic spaces.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Ventilation Hi/Low: There appears to be adequate ventilation installed. Vents are located both in the ridge area and low in the eaves area.Insulation Clear ofSheathing: There is at least 1 1/2 inches of clearance between the roof sheathing and the insulation.Insulation Noted: The attic insulation appears to be adequate and properly installed. The following type of insulation was noted in the attic: Fiberglass. Loose bagged or blown in place. Cellulose. Blown in place.Attic ventilation fan: Due to the high temperatures during the summer months and conditions noted in the attic cavity, it is the recommendation of the inspector that an attic fan would help reduce the attic temperatures, the temperatures in the rooms below the attic, and the cooling costs. Flues/VentsPlumbing Vent Types Plastic.Plumbing VentConditions Ratings: Adequate/Functional. Exhaust Flues for Heating Systems:Flue Type(s): Metal.Flue Conditions: Ratings: Adequate/Functional.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 FOUNDATION/STRUCTUREAreas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. Minor cracks aretypical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, weroutinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface androof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in thedrying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Wherecarpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined.Finished or partially finished basements limit access. Moisture in basements and crawlspaces is fairly common, but evidence ofpenetration should be evaluated. Foundation/StructureAccess There was adequate/good access to this area. Some areas are finished. The components behind the finished areas were not inspected. FoundationGrading: Fair.Type: Utility Basement - with foundation walls below grade tall enough to have living space and a finished floor.Materials: Poured in place concrete, 8 inches or more thick.Conditions Ratings: Adequate/Functional.Exterior Drainage The drainage around the perimeter of the foundation appears to have adequate ground slope to remove run-off water from the immediate area. Walls - ExteriorVisible Portion The exterior view of the foundation is limited to the portions visible above grade. Only about 5% to 10% of the foundation was visible.Conditions Ratings: Adequate/Functional.Damp/Waterproofing: I did see some patches of black spray on foundation sealant, but I could not verify the complete installation. Basement/Walkout:Visible Framing Adequate.Sill Plates: Adequate.Studs: Adequate.Bearing Walls: Adequate.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Headers: Adequate.Top Plates: Adequate.BasementObservations: This basement appears to have been built with varying degrees of tradesman skills.Slab: Basement finished = Unable to observe the concrete slab.Slab Penetrations: Plumbing stack lines pass through the slab floor. There is a floor drain installed in the basement slab floor.Subfloor: Oriented Strand Board. JoistJoist Material Truss. BeamBeam Material Steel. SubfloorSubfloor Materials Wafer Board. ColumnColumn Materials Steel. FoundationFloor FoundationMaterials Concrete. Basement - InteriorPercentage Finished: Finished condition.Ceiling: Only a limited amount of ceiling is visible. Only about 5% to 25% of the basement ceiling/floor joists were visible.Sill Plate: Visibility of the sill space is limited. Only that portion that is readily visible is commented on in this inspection. Only about 5% to 10%Foundation Bolts: Yes - This inspection noted the presence of foundation bolts correctly used to secure the framing to the foundation. There was only a random look at these bolts or brackets, and no warranty as to their performance is given.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Exterior Wall Condition- Interior View The exposed portions of the interior foundation perimeter walls appear to be satisfactory.See WINDOWS for complete window information & evaluation. Basement Windows:Windows: The windows installed in the basement level appear to be egress accessible in case of an emergency. Water Control - Methods:Interior Floor Drain A basement interior drain was identified, but was not tested = Testing of the floor drains is beyond the scope of this evaluation.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 ELECTRICAL SYSTEMAny electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to theentire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiringrequires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperativelight fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. The electrical service refers to the wiresthat run from the street or main pole and enter the house either underground or through the rooftop. The number of wires that enterthe panel determine the voltage of the service: 2 = 120 volt, 3 = 240 volt. Electrical System:Access There was adequate/good access to this area.Electrical Service: Underground System.Electrical ServiceConditions: Ratings: Adequate/Functional.System Type: Circuit Breakers.System Type &Voltage: 3 Wire System using both 110/220 volts.Service Mat EntryCables: Aluminum cable.Service Mat Conditions Ratings: Adequate/Functional.Branch Wiring Type: Romex.MAIN 110V BranchWiring: Copper Branch Wiring - While viewing the 110 volt branch wiring inside the panel(s) there was NO evidence of any 110 volt aluminum branch wiring. Only copper 110 volt branch wiring was observed.MAIN 220/240V BranchWiring: Aluminum 220 Volt Branch Wiring - Stranded aluminum 220 volt branch wiring was observed at the panel. The stranded 220 volt aluminum wiring does not pose the same fire risks that were found with the solid 110 volt aluminium wiring. The stranded wiring is the most common 220 volt wiring used on newer construction.Branch WiringConditions: Ratings: Adequate/Functional.Service Ground Type: UFER.Service GroundConditions: Ratings: Adequate/Functional.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Service - Bond Bonding screw.Visible Wiring Hazards: None were identified. Main Distribution PanelMain Panel Location: Garage.Service Amp MainDisconnect: 125 amps.Service Entry Conduit: 2", With aluminum service cables this will support up to a 200 amp service.Utility District: Utility Company.110/120V Breakers: 22.220/240V Breakers: 4AFCI Breakers: 5`Panel Conditions: Ratings: Adequate/Functional.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 PLUMBING SYSTEM Plumbing Source & ServiceAccess There was adequate/good access to this area.Water Source: Public water.General Condition: Ratings: Adequate/Functional.Fuel Type: Natural Gas.Main Supply Shut-OffLocation: The main interior water shut-off location is in the basement on the rear wall.Visible MineralDeposits/Encrustations: No.Water Main Size &Type: The portion viewed was Copper. The exposed main line was 3/4" diameter pipe.Water Main Conditions: Ratings: Adequate/Functional.Water Flow/Pressure: The water pressure at the front hose bib tested between the 30 to 80 psi. which is considered normal for residential water supply systems. The water pressure was tested at the front hose bib only and may not reflect the pressure at other fixtures and appliances within the home. Testing of water pressure at each fixture is beyond the scope of this inspection.Water Supply PipeType: Supply lines which are not visible are not part of these conclusions. The following type(s) of water supply piping was identified: Copper.Interior Supply PipingSize: The interior water supply piping is 1/2" in diameter.Water Volume: By testing multiple fixtures at one time, functional flow of the water supply was verified.Supply Pipe Leaks: I found no current evidence of leaking on this system. If leaking does occur immediately have it repaired by a Plumber. I cannot predict when/if your system will develop leaks = Monitor.Waste Line Materials Plastic Waste Lines. Note: Waste lines which are not visible are not part of these conclusions.Drain Flow: Acceptable. Only the sink,tub/shower and toilet drains were observed for flow.Clean-Out Plug Access: Yes.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Sewage Disposal Type: Public Sewer System.Waste Treatment: Sewer.Waste PipingConditions: Ratings: Adequate/Functional.Waste Pipe Leaks: Current leaking was not identified.Location of Waste LineCleanouts: Base of the stack(s) in basement level.Functional Drainage: Yes - Functional drainage has been verified. Water drained from a random sample of fixtures or drains flows at a rate faster than was supplied.Floor Drains Functional: Satisfactory - Floor drains appear functional.Location of Noted FloorDrains: Basement level floor.Supply/Waste PipingSupports: The tie straps and hangers supporting supply and waste piping appear adequate.Vent Piping Material The vent material, as it passes through the roof, is plastic.Vent Piping Condition: The visible plumbing vent piping appears functional.Hose Bibs: The exterior hose bib(s) appeared to function normally. Water Heater #1Access There was adequate/good access to this area.Location: Service area.Visual Condition: Fair = Due to age.Brand: Rheem.Approximate Age: 2004.Lifespan: According to the industry experts, the average water heater life in the U.S. is 8 to 12 years. This unit is performing within its designed projected lifespan. It is impossible to tell whether the unit will perform for another day, month, or decade. When a unit fails it will usually either stop heating, or it will leak water.Type: Natural Gas.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Size: 50 gallons.Safety Release Valve: Yes = Did Not Test = The unit is installed as designed.Combustible Clearance: Adequate.Venting: Ratings: Adequate/Functional.Gas Shut-Off: An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is installed.Tank Drain Valve: The lower tank drain valve is currently not dripping.Floor Drain: YES. There is a floor drain installed nearby. The testing of floor drains is beyond the scope of this inspection.Access Covers: The lower unit inspection covers are installed.Insulating Blanket: No. Upgrading the water heater with an insulation blanket will increase the systems energy efficiency.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 HEATING / FIREPLACEThe heating system is one of the most important areas in the structure. Improper maintenance and/or dirty filters can cause damageto the eater and waste energy dollars. Heating Unit #1Heating SystemLocation: Basement.Heating System Type: A forced air furnace is installed as the primary source of heat. The furnace is a newer high efficiency type with a fan installed in the vent pipe to push the burnt flue gases up and out the flue.Fuel Source: The fuel source is natural gas.Gas Shut-Off: An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is installed.Brand/SerialNumber/Size: Heil.Flue Type: The flue pipe is metal.Flue Condition: During this inspection it is impossible to determine the condition of the interior of the flue. The interior of the flue may be deteriorated, but during a visual inspection we were unable to see the interior walls. Secondary air is mixed with the burnt gases through an induced draft fan.Unit Tested: Yes.Furnace Temperatureoutput withinmanufacturerspecifications: The actual temperature rise was within this range.Heat ExchangerInspected: Yes. The general conditions prohibit a visual inspection of a large percentage of the heat exchanger. This is primarily due to the style and shape of the heat exchanger, but the visible portions were inspected.Heat ExchangerInspected Via: The heat exchanger was tested by a visual inspection with the aid of a flashlight and mirrors, and no cracks or voids were noted. The heat exchanger was inspected without invasive or destructive means. Usually only 10 to 20 percent of the exchanger is visible without partial or total disassembly of the furnace. This inspection covers only the readily visible portions of the heat exchanger.Carbon MonoxideTested: Yes. No measurable amounts of carbon monoxide were noted at the time of the test.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Draft Hoods/Draw: The draft hoods on the gas-fired appliances are secure, and each gas appliance appears to be drawing as expected.Secondary AirAdequacy: Availability of secondary air for combustion and flue draft appears to be adequate; however, no calculation was performed by the inspector. Secondary air is the air required in fossil fuel-fired appliances to mix with the products of combustion and for removal of the products of combustion up the flue.Blower Condition: The blower assembly appears to be performing as expected.Filter Type/Size: The installed filter is a single use filter. Filters should be changed every 3-6 months.Filter Condition: Replacement is recommended; the filter is not functioning as intended. There is no filter installed. The air conditioning evaporator coil may be partially blocked by dirt that accumulated on the underside of the coil. When wetted by the condensate, the mat becomes mud which blocks the airflow. Repairs are needed to prevent damage to the compressor.Ducts Condition: The ductwork appears to be properly installed and supported.Does each habitableroom have a heatsource? Yes.Adequate Returns orUndercut Doors: Yes.Thermostat Location: Hall wall.Thermostat Condition: The thermostat worked properly when tested.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 AIR CONDITIONING & VENTILATIONAir conditioning systems rely on a constant flow of air through the system to properly operate. Restricted airflow from dirty filters orblocked coils can cause icing on the evaporator coil. Air Conditioning & VentilationAccess There was adequate/good access to this area.` AC Unit #1:Unit Type Central.Approximate Age: Appears to be the original unit.Cooling Zone: Main Home.Visual Condition: Ratings: Adequate/Functional.Condenser Unit: The condensing coil appears to be clean, and no blockage was noted.Type: Refrigerator/Split System. Electricity-powered.Condenser Location: Left side.Condenser Clear ofObstruction: Adequate.Condenser CircuitBreaker: Adequate.Insulation Wrap on theSuction Line: Satisfactory.Evaporator Coil: The evaporator coil was not visible and its evaluation was beyond the scope of this evaluation.Evaporator Drain Line: Installed and drained adequately.Thermostat: Programmable.Service Disconnect: The installed service disconnect is located within sight of the condensing coil cabinet and not more than 50 feet from the unit.Condensate Line: The condensate drain line appears to be adequately installed. Periodic checking to make sure that the line is clear will help to maintain the system.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Temperature at SupplyRegisters: 51.Temperature at ReturnRegisters: 72.TemperatureDifferential: The desired temperature drop across the evaporator is 14 - 22 degrees F.Evidence ofMaintenance: Yes.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 KITCHEN KitchenLocation: Main Floor.Door Type Sliding Glass, Exterior.Door Conditions Ratings: Adequate/Functional.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is wood.Flooring Conditions The flooring is adequate condition.Lighting: Good.Outlets: The outlets are correctly wired and grounded.GFCI Protection: GFCI outlet is installed and appears to be working as designed.Heating Device Heat register(s) were observed.Cabinets Material: Wood.Cabinets Conditions: The cabinets, doors, and drawers are adequate in both appearance and function.Countertops: The countertop material is Formica-General condition is Good.Faucet/Fixture: Faucets and supply lines appear satisfactory with no leaks noted.Type of Sink/Basin: Ceramic.Drain Condition: The sink and drainage lines appear to be adequate/functional.Sink/Basin Condition: The basin and drainage fixture appears to be satisfactory.Caulking Water ContactAreas: Some caulking in water contact areas is needed.Plumbing Leaks: None apparent at this time.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 AppliancesFood Waste Disposal: Functioning: Yes.Dishwasher: The dishwasher was tested on one cycle, and it appeared to function normally. This dishwasher is a multi-cycle unit, but only one cycle was tested. This does not imply that the other cycles also work, nor does it imply that the dishwasher will clean the dishes to your requirements.Range Hood: The range hood and exhaust fan appeared to work correctly on one or both speeds. There is a filter installed, and it will require periodic cleaning.Range/Oven FuelSource: Electric - There is a 220-volt hookup for an electric range/oven.Range/Oven: All the heating elements on the range top and oven were functional at the time of the inspection. Temperatures of heat settings were not tested.Microwave Oven: Built-in - There is a built-in microwave oven. The unit was tested by heating a cup of water. The unit functioned as intended.Refrigerator: There is a refrigerator installed. This inspection determines only if the unit is currently keeping foodstuffs cold. The freezer portion of the refrigerator is required to freeze water. This refrigerator appears to pass this minimum inspection.Water For Refrigerator: There is a water valve noted in the area of the refrigerator.Heat Source: There is a heat register in this room.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 UTILITY/LAUNDRY Utility/LaundryLocation: Main floor.Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.Walls: Drywall.Ceiling: Drywall. Ceiling Type.Floor Covering The floor covering material is ceramic or glazed tile.Flooring Conditions The flooring is adequate condition.Lighting: Good.Washer Hook-Ups: Good.Washer Drain: Good.Drip Pan: The installation of an emergency drip pan is recommended for this installation.Floor Drain: No emergency floor drain was found.Dryer Hook-Ups: There is a 220 electric dryer hook-up. The dryer receptacle is a 4 prong type for newer units. If your unit needs a 3 prong receptacle, then it is recommended that you contact a licensed Electrician for the conversion.Dryer Venting: The dryer vent is vented to the outside.Washer/Dryer Space: Acceptable.Washing Machine: Acceptable.Clothes Dryer: Acceptable.Exhaust Fan: This laundry has no ventilation = Recommend adding to lower the humidity in the room.Outlets: The outlets are correctly wired and grounded.Cabinet(s): Acceptable.Cabinets Material: Laminate.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Cabinets Conditions: The cabinets, doors, and drawers are adequate in both appearance and function.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 BATHROOM(S)Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determiningwhether show pans, tub/showers surrounds are water tight is beyond the scope of this inspection. It is very important to maintain allgrouting and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and causedamage. Proper ongoing maintenance will be required in the future. Master Bath:Location: Main Floor.Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.Windows: glass block.Ventilation: Exhaust fan is operational.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is ceramic or glazed tile.Flooring Conditions The flooring is adequate condition.Lighting: Good.Outlets: The outlets are correctly wired and grounded.GFCI Protection: GFCI outlet is installed and appears to be working as designed.[main reset]Heating Device Heat register(s) were observed.Faucet/Fixture: Faucets and supply lines appear satisfactory with no leaks noted.Type of Sink/Basin: Vanity Drop In.Drain Condition: The sink and drainage lines appear to be adequate/functional.Sink/Basin Condition: The basin and drainage fixture appears to be satisfactory.Caulking Water ContactAreas: The caulking in water contact areas appears to be adequate.Plumbing Leaks: None apparent at this time.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Toilet/Bidet: Good.Plumbing Leaks: None apparent at this time.Bath Fixture: There are a separate tub and shower stall installed.Shower Pan/Tub: Adequate.Tub/Shower Wallsand/or Surround: It is recommended that the wall to wall caulking joints be well maintained with fresh caulking. Recaulking these areas is part of the every two year normal maintenance needed to ensure the prevention of moisture entry into the system.Glass Tub/ShowerEnclosure: Shower Yes - The shower stall has a glass door installed. The glass appears to be safety glass.Tub/Shower Plumbing: The tub/shower appears to drain at an acceptable rate.Shower/Showerhead: The shower, shower head, and mixing valves are all performing as required. Main Bath:Location: Main Floor`Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.Closet Storage: `Windows: Dual pane window(s) condition is Good.Screen Conditions: General screen conditions are Good.Window Function: Good.Ventilation: Exhaust fan is operational.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is ceramic or glazed tile.Flooring Conditions The flooring is adequate condition.Lighting: Good.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Outlets: The outlets are correctly wired and grounded.GFCI Protection: GFCI outlet is installed and appears to be working as designed.Heating Device Heat register(s) were observed.Faucet/Fixture: Faucets and supply lines appear satisfactory with no leaks noted.Type of Sink/Basin: Vanity Drop In.Drain Condition: The sink and drainage lines appear to be adequate/functional.Sink/Basin Condition: The basin and drainage fixture appears to be satisfactory.Caulking Water ContactAreas: The caulking in water contact areas appears to be adequate.Plumbing Leaks: None apparent at this time.Toilet/Bidet: Good.Plumbing Leaks: None apparent at this time.Bath Fixture: A combination tub and shower is installed.Shower Pan/Tub: Adequate.Tub/Shower Wallsand/or Surround: Satisfactory - The walls appear to be in satisfactory condition.Glass Tub/ShowerEnclosure: There are no doors on the tub or shower. This is the most efficient way to prevent moisture damage caused by water getting out of the tub/shower. Consideration should be given to installing them.Tub/Shower Plumbing: The tub/shower appears to drain at an acceptable rate.Shower/Showerhead: The shower, shower head, and mixing valves are all performing as required. Full Bath #2:Location: Basement.Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Ventilation: Exhaust fan is operational.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is vinyl.Flooring Conditions The flooring is adequate condition.Lighting: Good.Outlets: The outlets are correctly wired and grounded.GFCI Protection: GFCI outlet is installed and appears to be working as designed.Heating Device Heat register(s) were observed.Faucet/Fixture: Faucets and supply lines appear satisfactory with no leaks noted.Type of Sink/Basin: Vanity Drop In.Drain Condition: The sink and drainage lines appear to be adequate/functional.Sink/Basin Condition: The basin and drainage fixture appears to be satisfactory.Caulking Water ContactAreas: The caulking in water contact areas appears to be adequate.Plumbing Leaks: None apparent at this time.Toilet/Bidet: Good.Plumbing Leaks: None apparent at this time.Bath Fixture: A combination tub and shower is installed.Shower Pan/Tub: Fiberglass - The fiberglass shower pan does not appear to leak at this time.Tub/Shower Wallsand/or Surround: Fiberglass-General condition is Good.Glass Tub/ShowerEnclosure: There are no doors on the tub or shower. This is the most efficient way to prevent moisture damage caused by water getting out of the tub/shower. Consideration should be given to installing them.Tub/Shower Plumbing: The tub/shower appears to drain at an acceptable rate.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Shower/Showerhead: The shower, shower head, and mixing valves are all performing as required.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 LIVING SPACESThe condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visibleportions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and arenot reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains maybe hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulatedglass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in thefirebox can overheat the firebox and flue liners, sometimes resulting in internal damage.The State of Colorado passed a new law that went into effect on July 1, 2009 concerning carbon monoxide alarms and applies tosales, rentals, and remodels of single family and multi-family (including condominiums) residences. The law applies to dwelling unitsthat hve a fuel fired heater or appliance, a fireplace, or an attached garage. If any of these conditions exist, then the law applies tosellers of dwelling units offered for sale on/after July 1, 2009; dwelling units where, on or after July 1, 2009, remodeling occurs thatrequires a building permit, or dwelling units used for rental purposes that have a change of occupancy after July 1, 2009. If any ofthese three events occurs, then the unit must have an operational carbon monoxide alarm installed with fifteen (15) feet of theentrance to each room lawfully used for sleeping purposes or in a location specified by an applicable building code. This latterrequirement is overridden if the multi-family dwelling has a central alarm system and the carbon monoxide arlarm is installed withintwenty-five feet of the fuel fired heater, fireplace, or garage. In addition, in connection with rental units, the law mandates certainactions that the unit owner must take with respect to installation and replacement of alarms and provision of batteries to assure thatthe arlms are operational. If you have questions about this new law, please see website:www.cdphe.state.co.us/dc/ehs/HouseBill09FAQ.pdf Living Room:Location: Main Floor.Windows: Dual pane window(s) condition is Good. Window screen is not installed (x2).Window Function: Good.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is wood.Flooring Conditions The flooring is adequate condition.Lighting: Ceiling fan installed. Ceiling fan operation is adequate.Outlets: The outlets are correctly wired and grounded.Wall Jacks: Two TV jacks were identified = Did Not Test. One phone jack was identified = Did Not Test.Smoke Alarm: Yes. A smoke alarm is installed.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Heating Device Heat register(s) were observed.Type of Unit: There is a sealed gas fireplace installed.Type of Fuel: The unit is gas burning.Gas Shut-Off: An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is installed.Door Seal: The door seal condition is Acceptable.Circulation Fan: None.Hearth Extension: Adequate.Flue: Chimney looks to be clean. I was unable to view the entire flue assembly. Dining Room:Location: Main Floor.Door Type There are French doors installed. Interior.Door Conditions Ratings: Adequate/Functional.Windows: Dual pane window(s) condition is Good. Window screen is not installed (x1).Window Function: Good.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is wood.Flooring Conditions The flooring is adequate condition.Lighting: Good.Outlets: The outlets are correctly wired and grounded.Wall Jacks: Two TV jacks were identified = Did Not Test. One phone jack was identified = Did Not Test.Heating Device Heat register(s) were observed. Family Room:© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Location: Basement.Windows: Dual pane window(s) condition is Good. Window screen is not installed (x1).Window Function: Good.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is carpet.Flooring Conditions The flooring is adequate condition.Lighting: Good.Outlets: The outlets are correctly wired and grounded.Smoke Alarm: Yes. A smoke alarm is installed.Heating Device Heat register(s) were observed. Den/Office/Study:Location: Basement.Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.Closet Storage: There is no closet in this room.Windows: Dual pane window(s) condition is Good. Window screen is not installed (x1).Window Function: Good.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is carpet.Flooring Conditions The flooring is adequate condition.Lighting: Good.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Outlets: The outlets are correctly wired and grounded.Smoke Alarm: Yes. A smoke alarm is installed.Carbon Monoxide: Carbon Monoxide Detectors must be installed PRIOR TO CLOSING.Heating Device Heat register(s) were observed. Master Bedroom:Location: Main Floor.Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.Closet Storage: Ratings: Adequate/Functional.Screen Conditions: Some of the screens are missing.Window Damage: The window pane is cracked/damaged (x1).Window Function: Good.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is wood.Flooring Conditions The flooring is adequate condition.Lighting: Ceiling fan installed. Ceiling fan operation is adequate.Outlets: The outlets are correctly wired and grounded.Smoke Alarm: Yes. A smoke alarm is installed.Carbon Monoxide: Carbon Monoxide Detectors must be installed PRIOR TO CLOSING.Heating Device Heat register(s) were observed.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104 Bedroom #1:Location: Main Floor, Front.Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.Closet Storage: Ratings: Adequate/Functional.Windows: Dual pane window(s) condition is Good. Window screen is not installed (x1).Window Function: Good.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is wood.Flooring Conditions The flooring is adequate condition.Lighting: Ceiling fan installed. Ceiling fan operation is adequate.Outlets: The outlets are correctly wired and grounded.Smoke Alarm: Yes. A smoke alarm is installed.Carbon Monoxide: Carbon Monoxide Detectors must be installed PRIOR TO CLOSING.Heating Device Heat register(s) were observed. Bedroom #2:Location: Main Floor, Back.Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.Closet Storage: Ratings: Adequate/Functional.Windows: Dual pane window(s) condition is Good. Window screen is not installed (x1).Window Function: Good.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is wood.Flooring Conditions The flooring is adequate condition.Lighting: Ceiling fan installed. Ceiling fan operation is adequate.Outlets: The outlets are correctly wired and grounded.Smoke Alarm: Yes. A smoke alarm is installed.Carbon Monoxide: Carbon Monoxide Detectors must be installed PRIOR TO CLOSING.Heating Device Heat register(s) were observed. Bedroom #3:Location: Basement[grey]=non conforming.Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.Closet Storage: There is no closet in this room.Windows: Dual pane window(s) condition is Good. Window screen is not installed (x1).Window Function: Good.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is carpet.Flooring Conditions The flooring is adequate condition.Lighting: Good.Outlets: The outlets are correctly wired and grounded.Smoke Alarm: Yes. A smoke alarm is installed.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.
    • www.Windingriver.net 970-222-2104 303-774-1104Carbon Monoxide: Carbon Monoxide Detectors must be installed PRIOR TO CLOSING.Heating Device Heat register(s) were observed. Bedroom #4:Location: Basement[green]Door Type There is a fibrous wood door installed. Interior.Door Conditions Ratings: Adequate/Functional.Closet Storage: Ratings: Adequate/Functional.Windows: Dual pane window(s) condition is Good. Window screen is not installed (x1).Window Function: Good.Walls: Wall Type, Drywall.Ceiling: Ceiling Type, Drywall.Floor Covering The floor covering material is carpet.Flooring Conditions The flooring is adequate condition.Lighting: Good.Outlets: The outlets are correctly wired and grounded.Smoke Alarm: Yes. A smoke alarm is installed.Carbon Monoxide: Carbon Monoxide Detectors must be installed PRIOR TO CLOSING.Heating Device Heat register(s) were observed.© Winding River Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.