Inspection Date: May 12, 2026
Time: 9:00 AM - 12:30 PM
Weather: Partly cloudy, 62°F, light wind
Occupancy: Owner-occupied, owners present
Utilities: Gas, electric, and water all on at time of inspection
Limitations: Furniture prevented full access to certain wall areas in the master bedroom. Pool and spa equipment not inspected (outside scope). Roof walk-over limited to visible areas from ladder.
Every part of this property received one of the labels below. Items that need attention are also collected in the Summary and Significant Items sections so you can scan them quickly. Treat those sections as orientation, not a substitute for reading the full report — context elsewhere can change how a finding affects you. Where this report recommends repair, replacement, or further evaluation, please get an estimate from a licensed contractor before closing on the property.
Repair or Replace
Monitor
Inspected
Not Present
Not Inspected
Asphalt shingle roof is near the end of its useful service life. Significant granular loss visible on multiple slopes. Several shingles exhibit curling and lifting at edges. Algae staining present throughout. Recommend full roof replacement by a licensed roofing contractor within 1-2 years or sooner if leaks develop.
Step flashing at chimney base shows gaps and separation from the brick. Valley flashing is deteriorated with exposed substrate visible in lower valley areas. These conditions present an active leak risk and should be repaired immediately.
Blown-in fiberglass insulation present but depth is insufficient, averaging approximately 4 inches in most areas. Current minimum recommendation is R-38 (approximately 12 inches of blown fiberglass). Recommend adding insulation to achieve current energy code minimums, which will improve heating and cooling efficiency.
Concrete driveway shows minor cracking consistent with normal settling. Several expansion joint areas have minor separation. Recommend sealing cracks to prevent water infiltration and further deterioration.
Soffit vents present and clear. Fascia boards show minor peeling paint on north-facing elevation. Recommend repainting to prevent moisture intrusion into wood substrate.
Minor efflorescence (white mineral deposits) visible on the foundation wall in the northeast corner of the crawlspace, indicating historic water seepage. Area was dry at time of inspection. Monitor during rain events; apply waterproof sealant to affected area as a preventive measure.
Smoke alarms present on all levels. No carbon monoxide detector observed in sleeping areas or near gas appliances. Recommend installing CO detectors per current code requirements.
Main staircase is structurally sound. Handrail on the right side is loose at the top newel post and does not meet the graspability requirement. Recommend securing handrail and verifying adequate attachment to wall stringers.
Third bedroom functional. Window sash operational but the rough opening width measures approximately 18 inches, which falls below the 20-inch minimum egress width required by current residential codes for sleeping rooms. Recommend evaluation by a licensed contractor to determine if window replacement or enlargement is warranted for life-safety compliance.
Lot grading slopes away from the foundation on all observable sides. Drainage appears adequate with no evidence of standing water or soil erosion at time of inspection.
Concrete driveway shows minor cracking consistent with normal settling. Several expansion joint areas have minor separation. Recommend sealing cracks to prevent water infiltration and further deterioration.
No retaining walls present on this property.
Brick veneer in good condition overall. Mortar joints intact with no significant spalling or cracking. Weep holes present and clear at base course. Exterior paint on trim in good condition.
Exterior doors operate smoothly and seal properly at all observed locations. Window frames and sills in good condition. Caulking intact around window perimeters with no visible gaps or deterioration.
Rear wood deck approximately 12x16 feet. Decking boards in good condition with minimal weathering. Ledger board properly flashed. Guard and handrails present and secure. Stair risers uniform height.
Soffit vents present and clear. Fascia boards show minor peeling paint on north-facing elevation. Recommend repainting to prevent moisture intrusion into wood substrate.
Asphalt shingle roof is near the end of its useful service life. Significant granular loss visible on multiple slopes. Several shingles exhibit curling and lifting at edges. Algae staining present throughout. Recommend full roof replacement by a licensed roofing contractor within 1-2 years or sooner if leaks develop.
Step flashing at chimney base shows gaps and separation from the brick. Valley flashing is deteriorated with exposed substrate visible in lower valley areas. These conditions present an active leak risk and should be repaired immediately.
Gutters and downspouts present on all four elevations. Gutters appear clear and in acceptable condition. Downspouts discharge away from foundation. Extensions in place at all termination points.
Plumbing vent boots, furnace flue, and electrical mast penetrations observed from ladder. Boots and collars intact with no visible cracking or separation. Flashing around all penetrations appears serviceable.
Roof framing visible from attic access is conventional rafter construction. No evidence of sagging, broken members, or prior water damage to structural components. Ridge and hip members appear straight and intact.
Blown-in fiberglass insulation present but depth is insufficient, averaging approximately 4 inches in most areas. Current minimum recommendation is R-38 (approximately 12 inches of blown fiberglass). Recommend adding insulation to achieve current energy code minimums, which will improve heating and cooling efficiency.
Ridge vent and soffit vents provide balanced ventilation. Vapor barrier visible on attic floor. No evidence of moisture or condensation on roof deck. Ventilation appears adequate.
Poured concrete foundation visible at accessible locations. No significant structural cracking observed. Minor hairline cracks typical of concrete curing present, no lateral displacement or stair-step cracking noted.
Floor framing is conventional 2x10 dimensional lumber at 16 inches on center. Bridging present between joists. No evidence of moisture damage, insect activity, or compromised members in accessible areas.
No basement present. Crawlspace inspected.
Crawlspace is accessible and has adequate clearance. Vapor barrier present and in good condition, covering approximately 90% of the crawlspace floor. Ground surface dry at time of inspection. No evidence of pest activity noted.
Minor efflorescence (white mineral deposits) visible on the foundation wall in the northeast corner of the crawlspace, indicating historic water seepage. Area was dry at time of inspection. Monitor during rain events; apply waterproof sealant to affected area as a preventive measure.
200-amp service entrance. Meter base and weatherhead in good condition. Grounding electrode system visible and properly bonded. Service cable secured at appropriate intervals.
200-amp Square D load center. Panel is properly secured and labeled. No double-tapped breakers observed. Wiring neatly organized. All breaker spaces filled or blanked. Adequate working clearance maintained in front of panel.
Copper branch circuit wiring throughout. Wiring in accessible areas appears in good condition with no exposed or spliced conductors outside of junction boxes. All visible junction boxes have covers.
Representative outlets tested throughout. All tested outlets properly grounded and wired. GFCI protection verified at bathrooms, kitchen counters, and garage. Switches operate as expected.
Smoke alarms present on all levels. No carbon monoxide detector observed in sleeping areas or near gas appliances. Recommend installing CO detectors per current code requirements.
Copper supply lines throughout. Water pressure measured at 65 PSI, within normal range. Main shut-off valve accessible and operational in basement crawlspace. Pressure reducing valve (PRV) present and appears functional.
Drains throughout the home flow freely with no evidence of slow drains or backups. ABS drain lines visible in crawlspace. Vent stack penetrations at roof are intact. No evidence of leaks at accessible drain connections.
50-gallon natural gas water heater, manufactured 2018 (approximately 8 years old). Unit is in good working condition. Temperature/pressure relief valve present with drain line properly terminated. Combustion air supply adequate. Seismic strapping installed.
All plumbing fixtures operate properly. Faucets and valves functional with no observed leaks. Hot and cold water confirmed at all tested locations. Shut-off valves present under sinks and toilets.
Natural gas supply. Gas meter accessible. Flexible gas connectors on appliances appear in good condition. No gas odors detected during inspection. Main gas shut-off accessible.
80% efficient natural gas forced-air furnace, manufactured 2016 (approximately 10 years old). Unit operates properly through normal thermostat cycle. Heat exchanger appears intact. Flame color normal. Filter was recently replaced (noted by owner).
Central air conditioning, 3-ton unit, manufactured 2018. Unit cycles on and off properly. Adequate supply of cool air confirmed at registers. Refrigerant lines insulated and undamaged. Condenser coils clean.
Supply and return air registers present in all rooms. Airflow adequate at all observed registers. Ductwork in crawlspace properly supported and insulated. No disconnected or damaged ducts observed.
B-vent flue from furnace and water heater in good condition. No gaps, rust, or improper connections observed. Flue terminates above roofline. Combustion air supply adequate for appliances.
Condensate drain line from air handler terminates properly. Secondary drain pan present under air handler. No evidence of prior overflow or water damage beneath unit.
Interior finishes in good condition throughout. No evidence of significant moisture intrusion, staining, or active leaks on ceilings. Minor cosmetic nail pops and hairline cracks noted in drywall - typical for the age of the home. Hardwood floors in main living areas in good condition.
Interior doors operate smoothly and latch properly. Window sashes move freely and lock securely. Insulated glass units appear intact with no visible fogging or seal failure observed.
Main staircase is structurally sound. Handrail on the right side is loose at the top newel post and does not meet the graspability requirement. Recommend securing handrail and verifying adequate attachment to wall stringers.
Kitchen cabinets in good condition. Doors and drawers operate properly. Countertops are solid surface with no significant damage. Under-sink cabinet base shows no evidence of water damage.
Kitchen sink with pull-out spray faucet operates properly. Dishwasher drain loop present and properly installed. Garbage disposal functional. No leaks observed under sink.
Built-in microwave, range, and dishwasher present. All operate through normal test cycle. Range burners all ignite. Oven reaches temperature. Dishwasher completes wash cycle. Range hood fan and light functional.
Master bedroom in good condition. Adequate natural light from two double-hung windows. Hardwood flooring intact with no significant gaps or damage. Closet present with standard bi-fold doors. Overhead light fixture with functional switch. No evidence of moisture, staining, or pest activity at walls or ceiling.
Second bedroom in satisfactory condition. Single double-hung window with functional sash and latch. Carpet in average condition with minor wear at threshold. Closet present. Overhead light fixture operational.
Third bedroom functional. Window sash operational but the rough opening width measures approximately 18 inches, which falls below the 20-inch minimum egress width required by current residential codes for sleeping rooms. Recommend evaluation by a licensed contractor to determine if window replacement or enlargement is warranted for life-safety compliance.
Master bathroom in good condition. Shower enclosure with tile surround, grout intact with no cracking or missing sections. Exhaust fan present and operational. GFCI-protected outlets. No evidence of moisture or water damage at walls or floor.
Hall bathroom in good condition. Tub/shower with fiberglass surround, intact with no cracks. Exhaust fan present and operational. GFCI outlets in place.
Third bathroom not present in this property.
120/240V electrical outlet and hot/cold water valves present for washer and dryer. Hookups functional. Drain standpipe properly sized and secured. Washer pan present.
Dryer vents through rigid metal duct to exterior. Duct length is within acceptable limits. Exterior termination cap present with damper. Duct appeared clean.
No fireplace present in this property.
No chimney or flue present in this property.
Two-car attached garage with two sectional doors. Both doors operate properly on tracks with no binding or obstruction. Springs balanced. Door hardware in good condition.
Garage door openers present on both doors. Auto-reverse safety feature verified. Wall controls and remotes functional. Safety sensors present and aligned.
Garage-to-living-space door is solid-core with self-closing hinges. Door seals properly. No penetrations observed in common wall between garage and living space.
