Inspection Report

Mr. Sample Inspection

Property Address:
XXX Morgan Creek Lane
Bozeman, MT 59718

Criterion Home Inspection, LLC

Terry James Lorenz
PO Box 11382
Bozeman, Montana 59719-1382
406.595.0134


Date: 1/8/2007 Time: 11:00 AM Report ID: 01-08-07_01_XXXMorganCreekLane
Property:
XXX Morgan Creek Lane
Bozeman, MT 59718
 Customer:
Mr. Sample Inspection		 Real Estate Professional:

Comment Key or Definitions

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

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

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

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

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

Age Of Home:
Under 5 Years

Client Is Present:
Yes

Radon Test:
No
Water Test:
No

Weather:
Clear

Temperature:
Below 32
Rain in last 3 days:
No



1. Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   1.0 ROOF COVERINGS
 Roof Covering: Architectural
Viewed roof covering from: Ground
Comments:
Roof was visually examined from the ground and appears to be in fine shape.
X   1.1 FLASHINGS
 Comments:
The roof to sidewall flashing in a few spots was not properly installed.  Ideally, the bottom end should have a kickout or diverter flashing that will prevent moisture from penetrating behind the siding below.  As it is, I would recommend caulking the connections to keep this from happening.
1.1 Picture 1
X   1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
 Sky Light(s): None
Chimney (exterior): N/A
Comments:
The roof was clear of snow, but the pitch was too great to allow safe access.  From the ground, the roof appears to be in good shape and the rubber gaskets around the plumbing vent pipes appear to be incapable of leaking.  I did not see any evidence of moisture penetration around these vents while in the attic.
   X1.3 ROOF DRAINAGE SYSTEMS
 Comments:
Recommend installing gutter downspout extensions on all gutter downspouts to help divert roof drainage away from the foundation.  This will help prevent moisture intrusion into the crawlspace and will also help prevent settling of walls and support posts.  On the west side, the gutter downspout by the front walkway has caused the concrete to settle and crack.
1.3 Picture 1
1.3 Picture 2
1.3 Picture 3
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


2. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   2.0 WALL CLADDING FLASHING AND TRIM
 Siding Style: Lap
Siding Material: Composite board
Comments:
(1) On the north side, under the main electric service panel, observed a hole in the siding that needs to be sealed to prevent moisture/insect intrusion.
2.0 Picture 1

(2) Light fixtures should be caulked around the bases to prevent moisture from penetrating behind the siding.
2.0 Picture 2
X  X2.1 DOORS (Exterior)
 Exterior Entry Doors: Wood
Comments:
Door trim for the main front entry door has some peeling paint and may need a new coat.
X   2.2 WINDOWS
 Comments:
(1) Ideally, the windows should be flashed along the top to prevent water from penetrating behind the siding.  I did observe that the tops of all the windows were caulked and in good shape.  Regular maintenance should be done to keep the caulk well maintained.

(2) When inside the house, I observed that some of the windows were hard to open.  The locking mechanisms were catching on the windows, calling for more than normal force to be applied when opening the window.  Recommend repair/adjustment as desired.
   X2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS
 Appurtenance: Covered porch
Comments:
The guardrail along the south side of the deck should be extended for safety.  My understanding is that any deck 36" or more off the ground should have a safety railing installed.
2.3 Picture 1
X   2.4 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
 Driveway: Concrete
Comments:
Front sidewalk has settled where it meets the garage.  This is a result of roof drainage from the gutter downspout.  As noted in the roofing component, the downspout should have an extension on it to divert water away from this area.  The concrete has settled and cracked and may present a trip hazard.  Recommend sealing the crack to help prevent additional settling and trip hazards.
2.4 Picture 1
X   2.5 EAVES, SOFFITS AND FASCIAS
 Comments:
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


3. Garage

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   3.0 GARAGE CEILINGS
 Comments:
Ceiling was inspected, no defects observed.
X   3.1 GARAGE WALLS (INCLUDING FIREWALL SEPARATION)
 Comments:
Storage in the garage prevented me from fully evaluating the walls.  Please recognize that there may be damage that was not visible at the time of the inspection.
X   3.2 GARAGE FLOOR
 Comments:
Concrete floor had typical  wear for the age of the home.
X   3.3 GARAGE DOOR (S)
 Garage Door Type: One manual, One automatic
Garage Door Material: Insulated
Comments:
No defects observed
X   3.4 OCCUPANT DOOR FROM GARAGE TO INSIDE HOME
 Comments:
X   3.5 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
 Comments:
Tested the laser safety reverse as well as the pressure safety reverse and both worked properly.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace


4. Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   4.0 CEILINGS
 Ceiling Materials: Drywall
Comments:
All interior ceilings were inspected and found to be in serviceable condition.  No significant settling or cracking observed.
X  X4.1 WALLS
 Wall Material: Drywall
Comments:
(1) In the upper northwest bedroom closet, the light fixture was not properly secured to the wall.  Recommend repair as needed.
4.1 Picture 1
X   4.2 FLOORS
 Floor Covering(s): Carpet
Comments:
No defects observed.
X   4.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Comments:
No defects observed.
X   4.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Cabinetry: Wood
Countertop: Laminate
Comments:
No defects observed.
X   4.5 DOORS (REPRESENTATIVE NUMBER)
 Interior Doors: Solid
Comments:
No defects observed.
X   4.6 WINDOWS (REPRESENTATIVE NUMBER)
 Window Types: Double-hung
Comments:
Large window by the closet in the master bedroom sticks when trying to open.  May need adjustment.  In addition, a few other windows around the house were sticky as well.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


5. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   5.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
 Foundation: Poured concrete
Method used to observe Crawlspace: Crawled
Comments:
Observed moisture stains on the plastic in the north and south sections of the crawlspace.  Nothing was leaking at this time.  The crawlspace was covered with white plastic.  Under the plastic piping was run towards the south end where a ventilation fan vents to the outside.
5.0 Picture 1
X   5.1 WALLS (Structural)
 Wall Structure: 2 X 6 Wood
Comments:
No defects observed.
   X5.2 FLOORS (Structural)
 Floor Structure: Engineered floor trusses
Comments:
Observed a couple of engineered floor joists that had been cut to make way for plumbing pipes.  Cutting the joists, or altering the top and bottom cords in any way affects the structural ability of the engineered members.  Doing so is against the installation guidelines set forth by the manufacturer and may void the warranty on your flooring system.  These joists may need additional support to properly support the structure above.
5.2 Picture 1 Cut Floor joist located under the bathroom (off kitchen) shower.
5.2 Picture 2 Cut top cord under kitchen sink.
X   5.3 CEILINGS (structural)
 Ceiling Structure: Not visible
Comments:
No defects observed.
X   5.4 ROOF STRUCTURE AND ATTIC
 Roof Structure: Engineered wood trusses
Roof-Type: Gable
Method used to observe attic: Walked
Comments:
No defects observed.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


6. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   6.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
 Plumbing Waste: PVC
Comments:
Did not observe any active leaks in the plumbing drain lines.  The drains all flowed nicely, leading me to believe that there was adequate ventilation.
X   6.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Water Source: Well
Plumbing Water Supply (into home): Poly
Plumbing Water Distribution (inside home): PEX
Comments:
All sink faucets were run.  All appear to function properly.  Please note:  I did not test the temperature of the hot water to make sure it was within a proper range.
   X6.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Water Heater Power Source: Gas (quick recovery)
Water Heater Capacity: 75 Gallon
Manufacturer: BRADFORD-WHITE
Comments:
The T&P (Test and Pressure) valve on water heater needs a 3/4" threaded pipe to extend within 6 inches of floor for safety. (PVC is not approved for hot water use).
X   6.3 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Comments:
Located in the crawlspace.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


7. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   7.0 SERVICE ENTRANCE CONDUCTORS
 Electrical Service Conductors: Below ground
Comments:
   X7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 Panel capacity: 200 AMP
Panel Type: Circuit breakers
Electric Panel Manufacturer: SQUARE D
Comments:
(1) In the main distribution panel, located in the garage, I observed a melted neutral conductor.  The wire was loose and was arcing when inspected.  Recommend further evaluation by a qualified electrician.
7.1 Picture 1

(2) At the main service panel on the exterior of the north garage wall.  On the bottom of the panel, one of the knockouts was missing, creating a hole that could lead to a shock hazard.
7.1 Picture 2
X   7.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
 Branch wire 15 and 20 AMP: Copper
Wiring Methods: Romex
Comments:
X   7.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
 Comments:
X   7.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
 Comments:
X   7.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 Comments:
X   7.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
 Comments:
X   7.7 SMOKE DETECTORS
 Comments:
  X 7.8 CARBON MONOXIDE DETECTORS
 Comments:
There is no carbon monoxide detector found in home. It is recommended that one be installed according to the manufacturer's instructions.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


8. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   8.0 HEATING EQUIPMENT
 Heat Type: Forced Air
Energy Source: Gas
Number of Heat Systems (excluding wood): One
Heat System Brand: TRANE
Comments:
Furnace started up and normal operation was observed.  Recommend yearly tune-ups of furnaces for optimal performance.  In addition, recommend replacing furnace filters regularly, every 30 days in the winter.
X   8.1 NORMAL OPERATING CONTROLS
 Comments:
X   8.2 AUTOMATIC SAFETY CONTROLS
 Comments:
X   8.3 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Ductwork: Non-insulated
Filter Type: Disposable
Comments:
Furnace started up and the blower fan kicked in.  Normal operation observed.
X   8.4 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
 Comments:
X   8.5 CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems)
 Comments:
No defects observed.
X   8.6 GAS/LP FIRELOGS AND FIREPLACES
 Comments:
Gas fireplaces functioned as intended when tested.  The lower fireplace has a blower fan that kicked on after a few minutes.
X   8.7 NORMAL OPERATING CONTROLS
 Comments:
No defects observed.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


9. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   9.0 INSULATION IN ATTIC
 Attic Insulation: Blown, Fiberglass
Comments:
Blown in fiberglass insulation.  Adequate coverage throughout the attic space.  No defects observed.
9.0 Picture 1
X   9.1 VAPOR RETARDERS (ON GROUND IN CRAWLSPACE OR BASEMENT)
 Comments:
Observed plastic vapor barrier in the crawlspace adequately covering the ground.
X   9.2 VENTILATION OF ATTIC AND FOUNDATION AREAS
 Ventilation: Ridge vents, Soffit Vents
Comments:
Attic and crawlspace appear to have adequate ventilation.
X  X9.3 VENTING SYSTEMS (Kitchens, baths and laundry)
 Exhaust Fans: Fan/Heat/Light
Dryer Power Source: 220 Electric
Dryer Vent: Flexible Vinyl
Comments:
(1) The Exhaust fan are venting directly into the attic at the upstairs bathrooms. Vent pipes should terminate outside and not in the attic. Bathroom fans can vent moisture laden air into the attic space and can create an environment that is conducive to mold growth. It is up to you to determine whether or not this is a concern or needs further consideration from a general contractor. I recommend repair as desired.
9.3 Picture 1

(2) Dryer vent runs into the crawlspace where it goes into a lint collection box.  You will need to clean out this lint collector regularly and this could allow hot moist air to enter into the crawlspace.  Ideally, this duct should exhaust to the outside. 
9.3 Picture 2
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


10. Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   10.0 DISHWASHER
 Comments:
Fully cycle was run.  No defects observed.
X   10.1 RANGES/OVENS/COOKTOPS
 Comments:
Turned on the burners and the oven.  All started to warm up.  I did not check the final temperature.
X   10.2 RANGE HOOD
 Comments:
Fan and light appear to be functioning properly.
X   10.3 FOOD WASTE DISPOSER
 Disposer Brand: IN SINK ERATOR
Comments:
Functions as intended.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To Criterion Home Inspection, LLC


General Summary


Criterion Home Inspection, LLC

PO Box 11382
Bozeman, Montana 59719-1382
406.595.0134

Customer
Mr. Sample Inspection

Property Address
XXX Morgan Creek Lane
Bozeman, MT 59718
The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1. Roofing
1.3 ROOF DRAINAGE SYSTEMS
 Repair or Replace
Recommend installing gutter downspout extensions on all gutter downspouts to help divert roof drainage away from the foundation.  This will help prevent moisture intrusion into the crawlspace and will also help prevent settling of walls and support posts.  On the west side, the gutter downspout by the front walkway has caused the concrete to settle and crack.

2. Exterior
2.1 DOORS (Exterior)
 Inspected, Repair or Replace
Door trim for the main front entry door has some peeling paint and may need a new coat.
2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS
 Repair or Replace
The guardrail along the south side of the deck should be extended for safety.  My understanding is that any deck 36" or more off the ground should have a safety railing installed.

4. Interiors
4.1 WALLS
 Inspected, Repair or Replace
(1) In the upper northwest bedroom closet, the light fixture was not properly secured to the wall.  Recommend repair as needed.

5. Structural Components
5.2 FLOORS (Structural)
 Repair or Replace
Observed a couple of engineered floor joists that had been cut to make way for plumbing pipes.  Cutting the joists, or altering the top and bottom cords in any way affects the structural ability of the engineered members.  Doing so is against the installation guidelines set forth by the manufacturer and may void the warranty on your flooring system.  These joists may need additional support to properly support the structure above.

6. Plumbing System
6.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Repair or Replace
The T&P (Test and Pressure) valve on water heater needs a 3/4" threaded pipe to extend within 6 inches of floor for safety. (PVC is not approved for hot water use).

7. Electrical System
7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 Repair or Replace
(1) In the main distribution panel, located in the garage, I observed a melted neutral conductor.  The wire was loose and was arcing when inspected.  Recommend further evaluation by a qualified electrician.

9. Insulation and Ventilation
9.3 VENTING SYSTEMS (Kitchens, baths and laundry)
 Inspected, Repair or Replace
(1) The Exhaust fan are venting directly into the attic at the upstairs bathrooms. Vent pipes should terminate outside and not in the attic. Bathroom fans can vent moisture laden air into the attic space and can create an environment that is conducive to mold growth. It is up to you to determine whether or not this is a concern or needs further consideration from a general contractor. I recommend repair as desired.

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


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Criterion Home Inspection, LLC

Terry James Lorenz
PO Box 11382
Bozeman, Montana 59719-1382
406.595.0134