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HomeMy WebLinkAbout08--Residential_Inspection_Report411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 1 of 65 HUNTER HOMES: INSPECTION & CONSULTING406-600-5985shunter.hunterhomes@gmail.comhttps://www.hunterhomesinspectionmt.com RESIDENTIAL INSPECTION REPORT 411 N Tracy Ave Bozeman, MT 59715 Catherine Woods APRIL 7, 2022 Inspector Steven HunterCertied Home Inspector: ID #NACHI17062837406-600-5985 shunter.hunterhomes@gmail.com Agent Madison AustinGallatin Real Estate406-600-2168 madison@gallatinrealestatemt.com 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 2 of 65 TABLE OF CONTENTS 1: Inspection Details 2: Roof 3: Exterior 4: Foundation & Structure 5: Heating 6: Cooling 7: Plumbing 8: Electrical 9: Attic, Insulation & Ventilation 10: Doors, Windows & Interior 11: Built-in Appliances Standards of Practice 6 7 10 18 26 31 32 40 47 51 57 63 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 3 of 65 Thank You for choosing Hunter Homes: Inspection & Consulting to perform your complete home inspection. The goal of this inspection and report is to put you in a better position to make an informed real estate decision. This report is a general guide and provides you with some objection information to help you make your own evaluation of the overall condition of the home and is not intended to reect the value of the property, or to make any representation as to the advisability of purchase. Not all improvements, defects or hazards will be identied during this inspection. Unexpected repairs should still be anticipated. This inspection is not a guarantee or warranty of any kind. Hunter Homes performs all inspections in substantial compliance with InterNACHI's Standards of Practice (https://www.nachi.org/sop.htm). Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. This Home Inspection Report contains observations of most home/property systems and components. This report includes an assessment of those systems that, in the professional judgement of the inspector, are not functioning properly, signicantly decient, unsafe, or are near the end of their useful service lives. If the cause for the deciency is not readily apparent, the suspected cause or reason why the system or component is at or near end of useful service life is reported, and recommendations for correction or monitoring are made as appropriate. Home inspectors cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If conditions change, we are available to revisit the property for an additional charge and update our report. Any oral statements made by the Inspector pertaining to Recommended Upgrades or any inclusion in the Inspection Report of information regarding Recommended Upgrades shall be deemed to be informational only and supplied as a courtesy to you and shall not be deemed to be an amendment to or waiver of any exclusions included in the Home Inspection Agreement and Standards of Practice. Any and all recommendations for repair, replacement, evaluation and maintenance issues found should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing. The varying degrees of action - low priority, medium priority and high priority - are intended to express the time in which the action is to be completed. The three degrees of action items are not intended to be the degree of importance for negotiation purposes. You (and your realtor) will determine what is important to you for negotiation. This report has been prepared for your exclusive use, as our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein. The report itself is copyrighted, and may not be used in whole or in part without Hunter Homes: Inspection & Consulting express written permission. Again, thanks very much for the opportunity to conduct this home inspection for you. We are available to you throughout the entire real estate transaction process. Should you have any questions, please call or email. Sincerely, Steven Hunter 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 4 of 65 2.2.1 Roof - Roof Drainage Systems: Gutters Not Installed 3.1.1 Exterior - Siding, Flashing & Trim: Minor Damage 3.1.2 Exterior - Siding, Flashing & Trim: Missing Flashing 3.1.3 Exterior - Siding, Flashing & Trim: Loose Siding 3.3.1 Exterior - Exterior Doors: Damaged Jamb 3.4.1 Exterior - Decks, Balconies, Porches & Steps: Unstable Deck Support 3.4.2 Exterior - Decks, Balconies, Porches & Steps: Damaged Handrail 3.5.1 Exterior - Walkways, Patios & Driveways: Oversettling 4.1.1 Foundation & Structure - Foundation: Evidence of Foundation Shift/Movement 4.2.1 Foundation & Structure - Basements & Crawlspaces: Damaged Retaining Wall 4.3.1 Foundation & Structure - Floor Structure: Evidence of Structural Issues 4.4.1 Foundation & Structure - Wall Structure: Evidence of Moisture Intrusion 5.5.1 Heating - Gas/LP Firelogs & Fireplaces: Needs Service/Cleaning 7.2.1 Plumbing - Drain, Waste, & Vent Systems: Leaking Drain 7.2.2 Plumbing - Drain, Waste, & Vent Systems: Improper Vent Location 7.3.1 Plumbing - Water Supply, Distribution Systems & Fixtures: Aged Caulk 7.3.2 Plumbing - Water Supply, Distribution Systems & Fixtures: Hot & Cold Reversed 7.3.3 Plumbing - Water Supply, Distribution Systems & Fixtures: Unknown Pipe 7.4.1 Plumbing - Hot Water Systems, Controls, Flues & Vents: Improper TPR Drain 7.5.1 Plumbing - Fuel Storage & Distribution Systems: Meters Not Labeled 8.3.1 Electrical - Branch Wiring Circuits, Breakers & Fuses: Aged Wiring 8.3.2 Electrical - Branch Wiring Circuits, Breakers & Fuses: Exposed Wire 8.4.1 Electrical - Lighting Fixtures, Switches & Receptacles: Inoperable Light Fixture 8.4.2 Electrical - Lighting Fixtures, Switches & Receptacles: Open Ground Receptacle 8.5.1 Electrical - GFCI & AFCI: Missing GFCI Protection 9.1.1 Attic, Insulation & Ventilation - Attic Insulation: Insucient Insulation 9.3.1 Attic, Insulation & Ventilation - Floor Insulation: Insucient Insulation 9.5.1 Attic, Insulation & Ventilation - Ventilation: Crawlsapce Ventilation Insucient SUMMARY 67 4 24 6 ITEMS INSPECTED LOW PRIORITY MEDIUM PRIORITY HIGH PRIORITY 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 5 of 65 9.6.1 Attic, Insulation & Ventilation - Exhaust Systems: Dirty Dryer Vent 9.6.2 Attic, Insulation & Ventilation - Exhaust Systems: Uninsulated Ducting 10.2.1 Doors, Windows & Interior - Windows: Failed Seal 10.2.2 Doors, Windows & Interior - Windows: Hardware Adjustment 10.5.1 Doors, Windows & Interior - Ceilings: Evidence of Moisture Intrusion 11.5.1 Built-in Appliances - Built-in Microwave: Inoperable Appliance 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 6 of 65 In Attendance None Occupancy Furnished, Occupied Style Traditional Type of Building Single Family Temperature (approximate) 53 Fahrenheit (F) Weather Conditions Partly Cloudy 1: INSPECTION DETAILS Information section-YWY3ZDYxZTAtZWVkYy00ODMwLTg2OTAtOGViMjMyNTg0YmQ5 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 7 of 65 2: ROOF IN NI NP R 2.1 Coverings X 2.2 Roof Drainage Systems X X 2.3 Flashings X 2.4 Skylights, Chimneys & Other Roof Penetrations X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-MzZjZTUwNTMtZDViZS00NjNlLWI3NDMtY2JlMjJjMDE5YTJm 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 8 of 65 Inspection Method Ground, Roof Roof Type/Style Gable Coverings: Material Asphalt Roof Drainage Systems: Gutter Material None 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 9 of 65 Flashings: Material Metal Recommendations 2.2.1 Roof Drainage Systems GUTTERS NOT INSTALLED EAVES Gutters are not installed along multiple eaves allowing roof drainage near the old foundation, which cancreate soft soils and cause unwanted settling. A proper functioning gutter system diverts moisture away from the home and foundation. Recommend a qualied gutter contractor install gutters and downspouts with extensions to prevent saturating soils and creating unwanted settling at the old foundation. Recommendation Contact a qualied gutter contractor Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 10 of 65 3: EXTERIOR IN NI NP R 3.1 Siding, Flashing & Trim X X 3.2 Eaves, Sots & Fascia X 3.3 Exterior Doors X X 3.4 Decks, Balconies, Porches & Steps X X 3.5 Walkways, Patios & Driveways X X 3.6 Vegetation, Grading, Drainage & Retaining Walls X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-ZDM1OWNiMjctNjcwZS00NjI0LWJjNzctNDhmNjgxMTM5NzY3 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 11 of 65 Inspection Method Visual, Operated 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 12 of 65 Siding, Flashing & Trim: Siding Material Vinyl Siding, Flashing & Trim: Siding Style Clapboard Siding, Flashing & Trim: Trim Material Aluminum, Vinyl Eaves, Sots & Fascia: Sot Fascia Metal, Vinyl Exterior Doors: Entry Doors Steel, Storm Door, Engineered Wood Decks, Balconies, Porches & Steps: Appurtenance Deck with Steps Decks, Balconies, Porches & Steps: Material Wood Walkways, Patios & Driveways: Driveway Material Gravel Walkways, Patios & Driveways: Walkways Concrete Walkways, Patios & Driveways: Patios None Recommendations 3.1.1 Siding, Flashing & Trim MINOR DAMAGE SIDING Vinyl siding has minor damage at multiple locations. Recommend sealing damaged locations to preventmoisture penetration. Recommendation Contact a handyman or DIY project Low Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 13 of 65 North Northwest 3.1.2 Siding, Flashing & Trim MISSING FLASHING WEST EXTERIOR Flashing is not in place along the siding and concrete curb reinforcement at the west foundation. Thisallows moisture to contact the wall structure. Flashing is in place along other lengths of the curb reinforcement. Recommend a qualied siding contractor install ashing to prevent moisture intrusion at the wall structure. Recommendation Contact a qualied siding specialist. West West Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 14 of 65 3.1.3 Siding, Flashing & Trim LOOSE SIDING EAST EXTERIOR Siding is loose at the top of an east exterior wall. Recommend a qualied handyman or siding contractorreattach and secure siding to prevent further loosening and/or damage. Recommendation Contact a qualied siding specialist. East East Medium Priority 3.3.1 Exterior Doors DAMAGED JAMB UPPER LEVEL STAIRS The door jamb at the upper level stair entry door is damaged.Recommend a qualied handyman or carpenter replace jamb forproper function. Recommendation Contact a qualied carpenter. Upper Level Exterior Medium Priority 3.4.1 Decks, Balconies, Porches & Steps UNSTABLE DECK SUPPORT UPPER LEVEL DECK High Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 15 of 65 The upper level deck and steps show signs of instability. The deck has a considerable slope to the outside. Stairs are sloping downward to the west. Rot is visible at the west end of the header beam. The west end column is only bearing on a wood base that is set on grade. The east column is setting on the deck with nosupport under the deck to handle the load. These columns should include structural piers for propersupport. Furthermore, there are multiple damaged deck boards. Recommend a qualied builder repairdeck in the near future for safe use and prevent failure and/or injury. Recommendation Contact your builder. 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 16 of 65 3.4.2 Decks, Balconies, Porches & Steps DAMAGED HANDRAIL UPPER LEVEL ENTRY STAIRS A handrail bracket for the upper level entry stairs is broken.Recommend a qualied handyman replace bracket for safe use. Recommendation Contact a qualied handyman. Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 17 of 65 3.5.1 Walkways, Patios & Driveways OVERSETTLING SOUTH WALKWAY A section of the south walkway has settled creating a considerable slope which can be a fall hazard during slippery conditions. Walkway height variation at one of the cracks is nearly 2 inches which is a trip hazard.Recommend a qualied concrete contractor repair to prevent injury. Recommendation Contact a qualied concrete contractor. Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 18 of 65 Inspection Method Attic Access, Crawlspace Access, Visual Foundation: Material Concrete, Grade Beam, Stone & Mortar 4: FOUNDATION & STRUCTURE IN NI NP R 4.1 Foundation X X 4.2 Basements & Crawlspaces X X 4.3 Floor Structure X X 4.4 Wall Structure X X 4.5 Ceiling Structure X 4.6 Roof Structure X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-NTRhY2E5NWUtYzQyZS00ZTU5LWJjNGMtZTIyMmJjZjEwYjAw 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 19 of 65 Basements & Crawlspaces: Type Crawlspace Floor Structure: Material Wood Joists Floor Structure: Sub-oor Plank Wall Structure: Material Wood Studs Ceiling Structure: Material Wood Joists 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 20 of 65 Roof Structure: Material Wood, Plank, Rafters Roof Structure: Type Gable Limitations Floor Structure INACCESSIBLE The upper level oor structure assemblies are inaccessible to view. Wall Structure INACCESSIBLE The wall structure assemblies are concealed and inaccessible to view. 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 21 of 65 Recommendations Ceiling Structure INACCESSIBLE The ceiling structure is concealed and inaccessible to view. Roof Structure LIMITED ACCESS Attic includes short head height and a small passage to another section of attic. To prevent potential damage or disturbing insulation the attic was viewed from the access. 4.1.1 Foundation EVIDENCE OF FOUNDATION SHIFT/MOVEMENT FOUNDATION The main structure foundation is short or shallow depth stone and mortar. This type of foundation isknown to be problematic. Mortar weakens and fails over time and the foundation is not set below frostdepth which allows frost heave and movement. As it is, there are loose stones along the north wall of themain/original structure. Recommend a structural engineer evaluate and provide a report on course of action and remedy for longevity. Recommendation Contact a qualied structural engineer. High Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 22 of 65 4.2.1 Basements & Crawlspaces DAMAGED RETAINING WALL CRAWLSPACE ACCESS The south retaining wall of the crawlspace access is bulging inward and encroaching on the stairs.Recommend a qualied grading contractor repair/reinforce wall to ensure safe access to crawlspace. Recommendation Contact a qualied grading contractor. Medium Priority 4.3.1 Floor Structure EVIDENCE OF STRUCTURAL ISSUES FLOORS Floors throughout both levels of the home are not level. Some areas have considerable slope. The main level oor structure, visible from the crawlspace, has multiple issues. There are improperly cut and rottedoor joists. Some main level oor joists are no longer bearing on added support or girders as intended.Multiple columns supporting girders and joist are bearing directly on soil, no piers, which is causing rot.One column is completely rotted at the base and no longer bearing on any base support. Many structural member connections are made with nails only that have rust occurring. The north addition oor issupported by precast post bases but do not include footings, which makes the oor susceptible to settling. Recommend a structural engineer evaluate and provide a report on course of action and remedyfor longevity. Recommendation Contact a qualied structural engineer. High Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 23 of 65 Upper Level Bathroom Upper Level Bathroom 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 24 of 65 Rot North Addition 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 25 of 65 4.4.1 Wall Structure EVIDENCE OF MOISTURE INTRUSION MAIN LEVEL MASTER BATHROOM Bubbled wall nish at the interior of the north wall in the main level master bathroom is evidence ofmoisture intrusion. Materials were dry at the time of inspection which may indicate a past issue.Recommend asking seller about any known moisture intrusion and what repairs were made. Recommendation Contact a qualied structural engineer. Main Level Master Bathroom Low Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 26 of 65 Inspection Method Visual, Operated 5: HEATING IN NI NP R 5.1 Equipment X 5.2 Normal Operating Controls X 5.3 Distribution Systems X 5.4 Vents, Flues & Chimneys X 5.5 Gas/LP Firelogs & Fireplaces X X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-MTMzM2IzYjktMjMzMi00ODhhLWJhZTItMjhiY2MxMzBiMzE4 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 27 of 65 Equipment: Heat Type Electric Baseboard 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 28 of 65 Equipment: Energy Source Coal Equipment: AFUE Rating N/A AFUE (Annual fuel utilization eciency) is a metric used to measure gas furnace eciency in converting fuel to energy. A higher AFUE rating means greater energy eciency. 90% or higher meets the Department of Energy's Energy Star program standard. Normal Operating Controls: Location Each Room Controls are located on thebaseboard heaters at eachlocation. 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 29 of 65 Main Level Main Level Main Level Gas/LP Firelogs & Fireplaces: Gas Fireplace Gas replace are present on both levels. They are thermostat operated. 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 30 of 65 Recommendations 5.5.1 Gas/LP Firelogs & Fireplaces NEEDS SERVICE/CLEANING MAIN LEVEL GAS FIREPLACE The main level gas replace is dirty. The thermostat requires battery replacement. The unit was o at thetime of inspection and due to the unmaintained condition, it was not operated. Recommend a qualied replace contractor clean and service gas replace for optimal eciency and safe use. Recommendation Contact a qualied replace contractor. Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 31 of 65 Inspection Method Visual 6: COOLING IN NI NP R 6.1 Cooling Equipment X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-N2Q0OTY5ZWItYTk2ZS00ZDJjLWFmMTctMDlhZTkyY2U1YWFl 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 32 of 65 Inspection Method Attic Access, Crawlspace Access, Visual, Operated Water Source Public Filters None Waste Service Public Main Water Shut-o Device: Location Crawlspace There is a main shut-o at the crawlspace as well as what appears to be individual shut-os for each unit. 7: PLUMBING IN NI NP R 7.1 Main Water Shut-o Device X 7.2 Drain, Waste, & Vent Systems X X 7.3 Water Supply, Distribution Systems & Fixtures X X 7.4 Hot Water Systems, Controls, Flues & Vents X X 7.5 Fuel Storage & Distribution Systems X X 7.6 Sump Pump X 7.7 Main Irrigation Valve X 7.8 Radon X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-ZTFlZjRjZjItM2EyZC00ZGMyLWI4ZDEtZDVkM2Y4YWQxM2Q2 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 33 of 65 Drain, Waste, & Vent Systems: Main Drain Size 3” Drain, Waste, & Vent Systems: Main Drain Material PVC Water Supply, Distribution Systems & Fixtures: Supply Material Copper 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 34 of 65 Water Supply, Distribution Systems & Fixtures: Distribution Material Pex Water Supply, Distribution Systems & Fixtures: Fixtures All xtures were inspected. 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 35 of 65 Main Level Main Level Main Level Upper Level Hot Water Systems, Controls, Flues & Vents: Manufacturer Bradford White Main level unit manufactured in 2016. Upper level unit manufactured in 2019. I recommend ushing & servicing yourwater heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to killmicrobes and no higher than 130 degrees F to prevent scalding. Here is a nice maintenance guide from Lowe's to help. Hot Water Systems, Controls, Flues & Vents: Power Source/Type Electric Hot Water Systems, Controls, Flues & Vents: Capacity 50 gallons Hot Water Systems, Controls, Flues & Vents: Location Laundry/Mudroom Fuel Storage & Distribution Systems: Main Gas Shut-o Location Gas Meter Radon: Radon Mitigation System Not Present Radon: Radon Test Performed No 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 36 of 65 Limitations Recommendations Drain, Waste, & Vent Systems INACCESSIBLE Majority of plumbing is contained in wall or oor cavities and inaccessible. 7.2.1 Drain, Waste, & Vent Systems LEAKING DRAIN UPPER LEVEL KITCHEN The upper level kitchen sink drain leaks at a P-trap union. Recommend a qualied handyman or plumberrepair to prevent further leaking and damage. Recommendation Contact a qualied plumbing contractor. High Priority 7.2.2 Drain, Waste, & Vent Systems IMPROPER VENT LOCATION ROOF A plumbing waste vent through the lower roof is located near the upper level bathroom window. Standards require these vents to terminate at least 10 feet from any opening into the home. As it is, thevent is less than 7 feet from the operable window. Recommend a qualied plumber repair/improve toprevent sewer gases from entering the home when the window is open. Recommendation Contact a qualied plumbing contractor. Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 37 of 65 7.3.1 Water Supply, Distribution Systems & Fixtures AGED CAULK MAIN LEVEL MASTER BATHROOM Caulk at the main level master bathroom tub/shower surround joints is gapping/cracking. This is common as caulk ages and shrinks. Recommend removing existing caulk and apply new caulk to prevent moisture penetration. Recommendation Contact a handyman or DIY project Main Level Master Bathroom Main Level Master Bathroom Medium Priority 7.3.2 Water Supply, Distribution Systems & Fixtures HOT & COLD REVERSED UPPER LEVEL SHOWER The hot and cold water supplies at the upper level shower valve arereversed. For ease of use and to avoid burning from incidentaloperation it is recommended that a qualied handyman or plumberreverse the hot and cold supplies. Recommendation Contact a qualied plumbing contractor. Low Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 38 of 65 Upper Level Bathroom 7.3.3 Water Supply, Distribution Systems & Fixtures UNKNOWN PIPE WEST EXTERIOR An abondoned galvanized pipe is present at the west exterior. It was undetermined what the pipe was once for. Recommend a qualied plumber fully terminate if not needed, and seal the opening to preventmoisture intrusion at the wall. Recommendation Contact a qualied plumbing contractor. West West Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 39 of 65 7.4.1 Hot Water Systems, Controls, Flues & Vents IMPROPER TPR DRAIN UPPER LEVEL WATER HEATER The upper level water heater TPR valve drain is not directed into thedrip pan which can allow water to drain to the oor in the event of aTRP valve release. Standards require TPR valves to drain within 6inches of the oor, directed into a drip pan, or directed to an indirect drain. Recommend a qualied plumber properly terminate the TPR valve drain to prevent moisture damage to nearby materials in theevent of release. Recommendation Contact a qualied plumbing contractor. Medium Priority 7.5.1 Fuel Storage & Distribution Systems METERS NOT LABELED GAS METERS Gas meters are not labeled for their corresponding units.Recommend a qualied utility contractor evaluate and properly label meters for their corresponding units for ease of use and safety. Recommendation Contact your local utility company Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 40 of 65 Inspection Method Attic Access, Crawlspace Access, Visual, Operated 8: ELECTRICAL IN NI NP R 8.1 Service Entrance Conductors X 8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X 8.3 Branch Wiring Circuits, Breakers & Fuses X X 8.4 Lighting Fixtures, Switches & Receptacles X X 8.5 GFCI & AFCI X X 8.6 Smoke Detectors X 8.7 Carbon Monoxide Detectors X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-Mjk4YmZiODQtYTFlNC00MWM3LThhOGMtZmIwNmZiOTk1NmQz 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 41 of 65 Service Entrance Conductors: Electrical Service Conductors West Exterior Overhead, 240 volts 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 42 of 65 Main Level Main Level Main Level Upper Level Upper Level Upper Level Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location Kitchen, Laundry/Mudroom Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity 100 AMP 100 amp supply at both units. Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer GE Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type Circuit Breaker Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel & Disconnect Locations None Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP Copper Branch Wiring Circuits, Breakers & Fuses: Wiring Method Romex 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 43 of 65 Lighting Fixtures, Switches & Receptacles: Dryer Power Source 220 Electric Smoke Detectors: Location Bedrooms, Common Areas Batteries in smoke detectors should be replaced yearly. Smoke detectors should be replaced every 10 years. Carbon Monoxide Detectors: Carbon Monoxide Alarm Carbon monoxide alarms should be replaced every 5 to 7 years. Refer to manufacturer's instructions. Limitations Recommendations Main & Subpanels, Service & Grounding, Main Overcurrent Device INACCESSIBLE Occupants' belongings set in front of the panels prevented removal of the dead front cover. 8.3.1 Branch Wiring Circuits, Breakers & Fuses AGED WIRING UPPER LEVEL ENTRY Cloth sheathed wiring is visible near the upper level entry. This type of cable is known to typically notinclude a ground wire. In some instances the sheathing and insulation can wear, exposing the wire. Whenwire is located where it can be damaged, it should be placed in conduit for safety. Recommend a qualied electrician evaluate and replace/improve wire as needed, and place exposed wire in conduit for safety. Recommendation Contact a qualied electrical contractor. Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 44 of 65 Upper Level Exterior Upper Level Exterior 8.3.2 Branch Wiring Circuits, Breakers & Fuses EXPOSED WIRE CRAWLSPACE A hot wire is loose and exposed at the crawlspace. Wire terminations should be capped and concealed ina junction box to prevent shock or arcing to nearby conductive materials. Recommend a qualied electrician properly terminate wire for safety. Recommendation Contact a qualied electrical contractor. High Priority 8.4.1 Lighting Fixtures, Switches & Receptacles INOPERABLE LIGHT FIXTURE MAIN LEVEL MASTER BATHROOM Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 45 of 65 A light xture at the main level master bathroom was inoperable at the time of inspection. A new light bulb is possibly needed. Recommend replacing bulb and conrm operation. Recommendation Recommended DIY Project Main Level Master Bathroom 8.4.2 Lighting Fixtures, Switches & Receptacles OPEN GROUND RECEPTACLE An exterior outlet near the main level side entry door has open ground or is ungrounded. This outletshould include GFCI protection, and requires grounding for proper GFCI protection. Recommend aqualied electrician repair outlet and include GFCI protection for safe use. Recommendation Contact a qualied electrical contractor. Main Level Side Entry Medium Priority 8.5.1 GFCI & AFCI MISSING GFCI PROTECTION SOUTH EXTERIOR OUTLET Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 46 of 65 GFCI protection is not present at a south exterior outlet near the upper level exterior stairs. Standards require GFCI protection at 'wet' location outlets such as this. Through mitigating the amount of electrical power that ows through it, a GFCI (ground fault circuit interrupter) can prevent serious or even fatalelectrical shocks and electrical res. Recommend a qualied electrician install GFCI protection at thisoutlet for safe use. Here is a link to read about how GFCI receptacles keep you safe.  Recommendation Contact a qualied electrical contractor. South Exterior South Exterior 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 47 of 65 Inspection Method Attic Access, Crawlspace Access, Visual, Operated Attic Insulation: Insulation Type Cellulose, Fiberglass, Loose-ll, Blow-in 9: ATTIC, INSULATION & VENTILATION IN NI NP R 9.1 Attic Insulation X X 9.2 Walls Insulation X 9.3 Floor Insulation X X 9.4 Vapor Retarders (Crawlspace or Basement)X 9.5 Ventilation X X 9.6 Exhaust Systems X X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-OWExNTBlOGEtMTE3Zi00ZmVjLTkwMTYtZDYzNzU5NGUwOGY1 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 48 of 65 Attic Insulation: R-value 21 R-value is the measure of thermal resistance and the higher the R-value, the greater the insulating eectiveness. It is used to measure the resistance of heat owing through a specic material based on its thickness. Walls Insulation: Insulation Type Batt, Fiberglass Floor Insulation: Insulation Type None Fiberglass batt insulation isplaced along some lengths of the rim joist. Ventilation: Ventilation Type ‘Turtle’ Vents Exhaust Systems: Bath Exhaust Fans Fan Only, Fan with Light Exhaust Systems: Dryer Vent Metal It is recommended that dryer vents becleaned at least once per year.  Exhaust Systems: Kitchen Exhaust Hood Main Level Re-circulate Limitations Recommendations Walls Insulation INACCESSIBLE Most wall cavities are concealed by nishes and therefore inaccessible to view complete insulation. Floor Insulation INACCESSIBLE The oor structure assembly is inaccessible to determine if insulation is present. 9.1.1 Attic Insulation INSUFFICIENT INSULATION ATTIC Insulation is only approximately R-21. Current Montana Energy Code requires R-49 attic insulation. Theprevious requirement was R-38. Heat loss at the attic during cold temperatures can create condensation on roof structure surfaces. Also, heat loss during warmer temperatures can cause overheating and damage to roof shingles. Recommend a qualied insulation contractor install additional insulation toreduce heat/energy loss. Recommendation Contact a qualied insulation contractor. Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 49 of 65 9.3.1 Floor Insulation INSUFFICIENT INSULATION CRAWLSPACE / FLOOR The underside of the oor nor the interior or exterior of the foundation are insulated. Only a few lengths of the rim joist include insulation. Recommend a qualied insulation contractor add insulation to reduce heat/energy loss. Recommendation Contact a qualied insulation contractor. Low Priority 9.5.1 Ventilation CRAWLSAPCE VENTILATION INSUFFICIENT CRAWLSPACE The crawlspace is not vented. Crawlspaces without vapor barriers require 1 square foot of ventilation forevery 150 square feet of oor area. When a vapor barrier is included, 1 square foot of ventilation is required for every 1500 square feet of oor area. Ventilation is important to reduce moisture levels in the crawlspace and prevent microbial growth and/or mold. Recommend a qualied contractor add properventilation to prevent moisture issues at the crawlspace. Recommendation Contact a qualied professional. Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 50 of 65 9.6.1 Exhaust Systems DIRTY DRYER VENT DRYER EXHAUSTS Both dryer exhaust vents have lint build-up which can be a re hazard. Both vents include screens which should not be used for dryer venting as it causes lint build-up and back-up. Dryer vents should includeself closing dampers that open when in use and close when not. Recommend a qualied professional clean dryer exhaust ducts and replace vents for proper exhaust and prevent build-up. Recommendation Contact a qualied professional. Medium Priority 9.6.2 Exhaust Systems UNINSULATED DUCTING ATTIC Upper level bathroom and dryer exhaust ducting through the attic is uninsulated. Attic ducting should be insulated to prevent condensation from forming in the ducts during the colder months.Condensation at the dryer exhaust creates increased lint build-up.Recommend a qualied professional insulate attic exhaust ducting. Recommendation Contact a qualied professional. Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 51 of 65 10: DOORS, WINDOWS & INTERIOR IN NI NP R 10.1 Doors X 10.2 Windows X X 10.3 Floors X 10.4 Walls X 10.5 Ceilings X X 10.6 Steps, Stairways & Railings X 10.7 Countertops & Cabinets X 10.8 Trim X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-NjJkMTlkMjQtZjJlMy00YmRiLWFmNzEtYjYxYWJhMjE0NmNi 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 52 of 65 Inspection Method Visual, Operated 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 53 of 65 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 54 of 65 Doors: Door Types Composite Windows: Window Manufacturer Simonton Windows: Window Type Double-hung, Sliders, Vinyl Floors: Floor Coverings Carpet, Hardwood, Laminate, Tile Walls: Wall Material Gypsum Board, Paneling Ceilings: Ceiling Material Ceiling Tiles, Gypsum Board Countertops & Cabinets: Cabinetry Wood, Melamine Countertops & Cabinets: Countertop Material Composite, Laminate, Quartz Trim: Material Wood, Composite 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 55 of 65 Recommendations 10.2.1 Windows FAILED SEAL UPPER LEVEL BATHROOM Observed condensation and discoloration between an upper levelbathroom window pane, which indicates a failed seal. A failed sealcompromises the glass' thermal integrity. Recommend qualiedwindow contractor replace failed seal for eciency and preserve appearance. Recommendation Contact a qualied window repair/installation contractor. Upper Level Bathroom Medium Priority 10.2.2 Windows HARDWARE ADJUSTMENT UPPER LEVEL SOUTH BEDROOM An upper level south bedroom window is not properly seated on the spring which prevents proper function. Recommend a qualied handyman or window contractor adjust hardware for proper function. Recommendation Contact a qualied handyman. Upper Level South Bedroom Upper Level South Bedroom Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 56 of 65 10.5.1 Ceilings EVIDENCE OF MOISTURE INTRUSION MAIN LEVEL KITCHEN Stain and damaged drywall at the main level kitchen ceiling is evidence of leaking. Thermal imaging and amoisture meter conrmed the presence of moisture at the time of inspection. The source of the moisturewas not determined. Recommend a qualied professional further evaluate to determine source ofmoisture and extent of damage, and repair to prevent further damage. Recommend a qualied professional replace damaged materials. Recommendation Contact a qualied professional. High Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 57 of 65 Inspection Method Visual, Operated 11: BUILT-IN APPLIANCES IN NI NP R 11.1 Dishwasher X 11.2 Refrigerator X 11.3 Range/Oven/Cooktop X 11.4 Garbage Disposal X 11.5 Built-in Microwave X X IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations Information section-ZjVkZjA1NTItNzEzMy00YjNjLWExNjUtMWU0MzI0MjNmZDNl 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 58 of 65 Dishwasher: Brand Whirlpool, Danby A cycle was ran during the inspection. 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 59 of 65 Refrigerator: Brand GE, Whirlpool 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 60 of 65 Range/Oven/Cooktop: Range/Oven Brand Whirlpool, Danby 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 61 of 65 Range/Oven/Cooktop: Range/Oven Energy Source Electric Range/Oven/Cooktop: Kitchen Hood Brand Microwave Hood Built-in Microwave: Brand Whirlpool 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 62 of 65 Limitations Recommendations Refrigerator ICE- MAKER TURNED OFF The fridge/freezer built-in ice maker was shut o at time ofinspection. Unable to determine its functionality. 11.5.1 Built-in Microwave INOPERABLE APPLIANCE MAIN LEVEL MICROWAVE The built-in microwave at the main level kitchen was inoperable at the time of inspection. The outlet the unit is plugged in was conrmed to have power. Recommend a qualied appliance repair contractor repair or replace appliance for proper function. Recommendation Contact a qualied appliance repair professional. Medium Priority 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 63 of 65 section-sop STANDARDS OF PRACTICE RoofI. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. thedownspouts; D. the vents, ashing, skylights, chimney, and other roof penetrations; and E. the general structure of theroof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-coveringmaterials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. Theinspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect undergrounddownspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of theroof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similarattachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas ifdoing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. conrmproper fastening or installation of any roof-covering material. ExteriorI. The inspector shall inspect: A. the exterior wall-covering materials, ashing and trim; B. all exterior doors; C. adjacentwalkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F.railings, guards and handrails; G. the eaves, sots and fascia; H. a representative number of windows; and I. vegetation,surface drainage, retaining walls and grading of the property, where they may adversely aect the structure due tomoisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shallreport as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. Theinspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, orexterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window anddoor ashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreationalfacilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J.inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspectwastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspectdrainelds or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals. Foundation & StructureI. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. Theinspector shall describe: A. the type of foundation; and B. the location of the access to the under-oor space. III. Theinspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observedindications of active water penetration; C. observed indications of possible foundation movement, such as sheetrockcracks, brick cracks, out-of-square door frames, and unlevel oors; and D. any observed cutting, notching and boring offraming members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is notrequired to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard tohim/herself. B. move stored items or debris. C. operate sump pumps with inaccessible oats. D. identify the size, spacing,span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E.provide any engineering or architectural service. F. report on the adequacy of any structural system or component. HeatingI. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A.the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspectorshall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemedinaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of ues or chimneys, re chambers,heat exchangers, combustion air systems, fresh-air intakes, humidiers, dehumidiers, electronic air lters, geothermalsystems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determinethe uniformity, temperature, ow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D.light or ignite pilot ames. E. activate heating, heat pump systems, or other heating systems when ambient temperaturesor other circumstances are not conducive to safe operation or may damage the equipment. F. override electronicthermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers,programs or clocks. CoolingI. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. thelocation of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need ofcorrection: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. Theinspector is not required to: A. determine the uniformity, temperature, ow, balance, distribution, size, capacity, BTU, orsupply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air lters. C.operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 64 of 65 conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, coolinganticipation, or automatic setbacks or clocks. E. examine electrical current, coolant uids or gases, or coolant leakage. PlumbingI. The inspector shall inspect: A. the main water supply shut-o valve; B. the main fuel supply shut-o valve; C. the waterheating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts210 valves, and seismic bracing; D. interior water supply, including all xtures and faucets, by running the water; E. alltoilets for proper operation by ushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and ventsystem; and H. drainage sump pumps with accessible oats. II. The inspector shall describe: A. whether the water supplyis public or private based upon observed evidence; B. the location of the main water supply shut-o valve; C. the locationof the main fuel supply shut-o valve; D. the location of any observed fuel-storage system; and E. the capacity of thewater heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deciencies in the watersupply by viewing the functional ow in two xtures operated simultaneously; B. deciencies in the installation of hotand cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories andtubs; and D. toilets that were damaged, had loose connections to the oor, were leaking, or had tank components thatdid not operate. IV. The inspector is not required to: A. light or ignite pilot ames. B. measure the capacity, temperature,age, life expectancy or adequacy of the water heater. C. inspect the interior of ues or chimneys, combustion air systems,water softener or ltering systems, well pumps or tanks, safety or shut-o valves, oor drains, lawn sprinkler systems, orre sprinkler systems. D. determine the exact ow rate, volume, pressure, temperature or adequacy of the water supply.E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing accesspanels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub andshower surrounds or enclosures for leakage or functional overow protection. J. evaluate the compliance withconservation, energy or building standards, or the proper design or sizing of any water, waste or venting components,xtures or piping. K. determine the eectiveness of anti-siphon, backow prevention or drain-stop devices. L. determinewhether there are sucient cleanouts for eective cleaning of drains. M. evaluate fuel storage tanks or supply systems.N. inspect wastewater treatment systems. O. inspect water treatment systems or water lters. P. inspect water storagetanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at xtures, or perform testing of anykind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close:safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examineancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hotwater circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuelleaks, or indications thereof. ElectricalI. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the servicehead, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F.service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuitbreakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting xtures andreceptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCItest button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemedto be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shalldescribe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspectorshall report as in need of correction: A. deciencies in the integrity of the serviceentrance conductors insulation, drip loop,and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not lled; C. thepresence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power wasnot present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did notoperate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured tothe wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or deviceinto the main panelboard, sub-panels, distribution panelboards, or electrical xtures. B. operate electrical systems thatare shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devicesor overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test anysecurity, re or alarms systems or components, or other warning or signaling systems. G. measure or determine theamperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-controldevices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electricalde-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private oremergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, orbattery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O.conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting. Attic, Insulation & VentilationI. The inspector shall inspect: A. insulation in unnished spaces, including attics, crawlspaces and foundation areas; B.ventilation of unnished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systemsin the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. theapproximate average depth of insulation observed at the unnished attic oor area or roof structure. III. The inspectorshall report as in need of correction: A. the general absence of insulation or ventilation in unnished spaces. IV. Theinspector is not required to: A. enter the attic or any unnished spaces that are not readily accessible, or where entrycould cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move,touch or disturb vapor retarders. D. break or otherwise damage the surface nish or weather seal on or around accesspanels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. 411 N Tracy Ave Catherine Woods Hunter Homes: Inspection & Consulting Page 65 of 65 G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determinethe adequacy of ventilation. Doors, Windows & InteriorI. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. oors,walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicledoors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe:A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as inneed of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guardsand railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously foggedor displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, windowtreatments or nish treatments. B. inspect oor coverings or carpeting. C. inspect central vacuum systems. D. inspect forsafety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sinktops or xtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect theconcealed oor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect oroperate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of anypressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar releaseand opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N.operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or testleakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker,coee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances ordevices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed.U. discover rewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets,water force, or bubble eects. X. determine the structural integrity or leakage of pools or spas. Built-in Appliances10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashingmachines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 Theinspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles,indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, orcon rm the operation of every control and feature of an inspected appliance.