professional home inspections, inc.
303-329-0014
303-674-4620 cell
www.professional-home-inspections.com
Confidential
VISUAL INSPECTION REPORT
Before reading the report.
I recommend looking at The Inspection Pictures
|
SUBJECT PROPERTY |
Your Street Denver, Colorado |
|
FOR THE EXCLUSIVE USE OF |
|
REAL ESTATE AGENTS
|
SELLING AGENT |
LISTING AGENT |
|
|
CONSTRUCTION TYPE
Frame two story, built approximately 1987. The front of the house faces west.
INSPECTION CONDITIONS
The house was occupied and furnished at the time of inspection. The client attended the last part of the inspection. At the time of inspection it was 45° and clear with 4 inches of snow cover.
The property was inspected on Monday, March 28, 2016 from 9:00 a.m. to 1:35 p.m.
|
INSPECTED BY: |
G. Thomas Martin, pres. |
Please feel free to call Tom Martin at 303-329-0014 or 303-674-4620 cell if you have any questions about this report.
This inspection report is also attached to this email so it can be saved. The pictures can be downloaded from Google photos if you wish.
The following rating system and abbreviations are used throughout this report. See the comments for descriptive information and recommendations.
A . . . RATING |
ACCEPTABLE |
* STANDARD DESIGN * STANDARD BUILDING PRACTICE * MEETS INTENDED NEEDS * IMMEDIATE ATTENTION NOT VISIBLE |
? . . . RATING |
QUESTIONABLE |
* NOT FUNCTIONING PROPERLY * NON-STANDARD BUILDING PRACTICE * RECOMMEND SPECIALIST EVALUATION * MAY NEED REPAIR OR REPLACEMENT * APPROACHING END OF USEFUL LIFE * POSSIBLE FIRE OR SAFETY HAZARD |
U . . . RATING |
UNACCEPTABLE |
* FIRE OR SAFETY HAZARD * UNACCEPTABLE DESIGN * DOESN'T OPERATE * NOT SERVING INTENDED PURPOSE * NEEDS REPAIR OR REPLACEMENT |
COMMENTS |
IMMEDIATE ATTENTION |
UNDERLINED COMMENTS ARE CONDITIONS THAT WE FEEL WARRANT IMMEDIATE CORRECTIVE ACTION BY THE APPROPRIATE PROFESSIONAL CONTRACTOR |
N |
NOT INSPECTED |
NOT ABLE TO INSPECT DUE TO CONDITIONS THIS SHOULD BE MADE ACCESSIBLE OR OPERATIONAL SO IT CAN BE CHECKED FOR ANY DEFICIENCIES THAT MAY EXIST. |
|
NA |
NOT APPLICABLE |
|
NORMAL EXPECTED LIFE |
|
REFERS TO THE NORMAL LIFE EXPECTANCY OF THIS TYPE OF MATERIAL OR COMPONENT ACCORDING TO INDUSTRY STANDARDS. ACTUAL SERVICEABLE LIFE WILL DEPEND ON WEATHER, INSTALLATION, USE, AND PROPER MAINTENANCE. |
SSR |
SEE SPECIAL REPORT |
THE BLUE HYPERLINKS CONNECT TO ADDITIONAL INFORMATION |
|
VISUAL INSPECTION REPORT Condition EXTERIOR GROUNDS A . . . DRIVEWAY A- . . . SIDEWALKS A- . . . RETAINING WALLS ? . . . DRAINAGE BY HOUSE |
COMMENTS: Information about this neighborhood can be found at www.homefacts.com. The exterior grounds could not be fully evaluated due to the snow cover. When the snow melts, check these grounds for any adverse conditions that could not be seen at this time. The irrigation system is not included in this inspection. The irrigation valve is leaking indicating that the cutoff valve is not working properly and likely needs to be replaced. Water dripping into this during freezing weather can cause the pipes to burst. This may have caused the crack in the brick wall. The sprinkler heads should be set so they don’t irrigate any closer than 5' to the foundation. Check with the owner or installation company about the operation and winterization of this system. Make sure the system is winterized prior to October the 15th. The tree branches should be trimmed to provide at least three-foot clearance from the house so they don’t rub and damage the house or provide access for animals. Sealing the cracks in the concrete with a Self-Leveling Sealant will keep the water out and extend the life of this concrete paving. See the link on Maintaining Concrete Driveways. We recommend removing or covering any sharp metal landscape edging with a product called Guard-n-Edge or replacing it with stripping stone. This sharp metal landscape edging is notorious for cutting children and pets. Some of the grading around the house should be sloping better to divert the water away from the foundation. See the link on Surface Water Control The tree branches should be trimmed to provide at least three-foot clearance from the house so they don’t rub and damage the house or provide access for animals. The wood retaining wall are starting to decay. Eventually I recommend replacing them with masonry. There is some trash around the property that should be removed and properly disposed of. Consider removing the trees near the foundation. |
|
EXTERIOR STRUCTURE A . . . FOUNDATION A- . . . WALL STRUCTURE Type: 2" X 4" wood studs A . . . FRONT PORCH/DECK A . . . railings & steps A . . . BACK PORCH/DECK A . . . railings & steps A . . . SIDING Type: brick and hardboard A/? . . . WINDOWS Type: double pane insulated glass wood A . . . TRIM A . . . HOSE SPIGOTS ?. . RECEPTACLES |
There is a horizontal crack in the brick veneer at the Northwest corner of the house by the gas meter. I recommend monitoring this crack and consulting with the licensed structural engineer if you observe any significant movement. The rusted gas piping by the meter needs to be painted. A breach in the seal has allowed condensation to develop between the window panes near the electric meter. Some of the insect screening is missing or damaged. The exterior trim is due for repainting. The flaking paint should be scraped off and the surface properly prepared before painting. We recommend caulking around the where all dissimilar building materials join. This will keep the insects out, prevent moisture intrusion and reduce the amount heat loss. The damaged weatherproof covers for the electrical receptacle should be replaced. The broken cover for the landscape lighting may need to be replace. |
|
A . . . ELECTRICAL PANEL Type: circuit breaker Make: I-T-E A . . . SERVICE CABLE Type: underground aluminum 200. AMP/240 VOLT SERVICE A . . . CIRCUIT PROTECTION A . . . CIRCUIT WIRING Type: copper ? . . . GFCI PROTECTION MAIN ELECTRIC CUTOFF Southeast inside corner outside wall |
Siemens circuit breakers will work in this panel. Consider upgrading the safety of all of the receptacles in hazardous locations by having a licensed electrician install GFCI protection on them. See the Appendix on GFCI’s www.professional-home-inspections.com/at/phi/SSR/GFCI.html |
|
ROOF SYSTEMS A . . . ROOF COVERING Type: asphalt composition shingle Inspected from up to the roof and from the ground with a remote camera on the 28 foot fiberglass pole 35-45 years normal expected life 1 year approximate age A . . . FLASHING A . . . SKYLIGHTS A/? . . . GUTTER/DOWN SPOUTS Type: aluminum & steel down spouts |
The roof was 40 % snow covered at the time of inspection. The exposed portions appear to be in satisfactory condition. When the snow melts, the rest of the roof should be checked for any deficiencies that were not apparent during this limited inspection. I recommend finding out if there is documentation that this is an UL class IV impact resistant shingle that would be eligible for a 20% discount on most homeowners insurance The rusted steel downspouts need to be replaced. Down spout extensions need to be properly connected to carry the water away from the foundation. |
|
A . . . HEATER FLUE . . . . metal A . . . ample height A . . . FIREPLACE FLUE . .. . metal A . . . ample height |
|
|
ATTIC A . . . ROOF STRUCTURE Type: manufactured trusses & 2" X 6" rafters A . . . ROOF SHEATHING Type: OSB wafer board A . . . VENTILATION Inspected from the access holes and from within the house A . . . INSULATION 10" Blown fiberglass 9" Batt fiberglass no signs of leakage A . . . flue clearance ?. . . WIRING A . . . EXHAUST VENTS |
Because of the type of ceiling construction, portions of the attic inspection are limited to checking the interior ceilings for signs of leakage. A cover plate is needed on the open electrical junction box. The loose electrical wiring should be secured every four and one-half foot and within 12 inches of the electrical boxes. |
|
MASTER BEDROOM A . . . DOORS ?. . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES A . . . GAS FIREPLACE |
The north window needs to be adjusted so it will close tightly. I recommend installing smoke detectors in each of the bedrooms. |
|
MASTER BATHROOM A- . . . DOORS A . . . WINDOWS A . . . FLOORS A . . . REGISTERS A . . . SINK & FAUCET A . . . plumbing A . . . TUB & SHOWER A . . . shower walls A-/U . . . faucets A . . . caulking A . . . VENTILATION A . . . TOILET ? . . . RECEPTACLES |
The closet doors are missing. They may be stored in the basement front of the furnace The loose bathtub spigot needs to be secured. The hand sprayer is missing, the shower faucet handles are loose and not working properly. A licensed plumber should correct this. The keeper on the powder room door needs to be adjusted so the door will latch. The trim needs to be painted. I did not observe an access panel for the inspection and servicing of the bubble bath equipment. One should be installed so this area can be checked for any deficiencies that may exist and for the regular service and maintenance of this equipment. The loose bathtub spigot needs to be tightened. I recommend installing GFCI protection on these receptacles., www.professional-home-inspections.com/at/phi/SSR/GFCI.html |
|
BEDROOM E upstairs A . . . DOORS ?. . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
A breach in the seal has allowed condensation to develop between the window panes. The yellow stained carpeting may need to be replaced. |
|
LOFT ROOM NW upstairs A . . . DOORS ? . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
A breach in the seal has allowed condensation to develop between the window panes. |
|
BEDROOM W upstairs A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
The ceiling fan wobbles at high speeds. The blades may need to be balanced or straightened. Make sure the fan is properly secured to an electrical box specifically designed for ceiling fans. The globe below the ceiling fan light is missing. One of the window shutters is broken. The closet doors are missing |
|
BEDROOM SW upstairs A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
Smoke detectors are needed in all bedrooms. |
BATHROOM upstairs A . . . DOORS A . . . WINDOWS A . . . FLOORS A . . . REGISTERS A . . . SINK & FAUCET A . . . plumbing A . . . SHOWER A . . . shower walls A . . . faucets A . . . caulking A . . . VENTILATION A . . . TOILET A. . . RECEPTACLES |
A suitable bumper is needed to prevent the glass shower door from banging into the metal towel bar. |
|
FOYER A . . . ENTRANCE DOOR A . . . CLOSET DOOR A . . . WINDOWS A . . . FLOOR A . . . RECEPTACLES |
The storm panels are missing for the front security door. Store a spare key in the double cylinder lock or close by so no one is locked in during an emergency. |
|
POWDER ROOM A . . . DOORS no. . . WINDOWS A . . . FLOORS A . . . REGISTERS A . . . SINK & FAUCET A . . . plumbing A . . . VENTILATION A . . . TOILET A . . . RECEPTACLES |
|
|
LIVING ROOM A . . . DOORS ?. . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
A breach in the seal has allowed condensation to develop between the window panes. |
|
DINING ROOM A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
The dog door should be secured or the window replace. |
|
KITCHEN A . . . DOORS A . . . WINDOWS A . . . FLOOR A . . . REGISTERS A . . . CABINETS A . . . COUNTER TOPS A . . . SINK & FAUCET A . . . PLUMBING A . . . EXHAUST SYSTEM Type: surface vent A . . . DISPOSAL ? . . . RECEPTACLES |
A licensed electrician should replace the broken light inside the cabinet. The loose trim below the dishwasher needs to be properly secured. The water filter elements should be changed regularly. The loose cabinet door needs to be properly secured. The ideal hot water temperature is 120°. I recommend installing GFCI protection on these receptacles., www.professional-home-inspections.com/at/phi/SSR/GFCI.html |
|
FAMILY ROOM A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES A/? . . . GAS FIREPLACE |
A screen needs to be installed in front of the fireplace. |
|
LAUNDRY ROOM A . . . DOORS A . . . WINDOWS A . . . FAUCET A . . . DRYER HOOK UP Type: electric A . . . DRYER VENT A . . . RECEPTACLES no. . . FLOOR DRAIN |
I did not observe a floor drain in this room. Periodically check the hoses to the washing machine. If they become swollen or corroded, they should be replaced immediately. Consider using hoses that are reinforced with wire mesh. The spigots to the washing machine should be turned off when the washing machine is not in use. Consider installing FloodStop electric solenoids that will automatically turn the water off if any moisture is sensed on the floor. These can found on the internet and can be purchased for about $150.00 a set. They are easily installed by screwing them on just before the hoses. |
|
GARAGE A . . . OVERHEAD DOOR A . . . DOOR OPENER A . . . auto-reverse A . . . DOORS A . . . WINDOWS ? . . . FLOOR ? . . . FIRE SEPARATION A . . . RECEPTACLES |
The concrete floor is scaling. There was probably too much water added to the original concrete mix. Avoid using salt or calcium chloride Sealing the cracks in the concrete floor with a Self-Leveling Sealant will keep the water out and minimize further movement of this concrete floor. See the link on Maintaining Concrete Driveways. |
|
INTERIOR A . . . FLOOR COVERING Type: Carpet, oak, & ceramic tile A . . . WALLS & CEILINGS Type: drywall ?. . . RAILINGS & STEPS A/N . . . SMOKE DETECTORS A. . SAFETY GLAZING |
Prior to moving, felt protectors should be installed on the bottom of the furniture to prevent scratching the wood flooring. A hand railing is needed on the basement steps. The inspection of the interior components is limited due to the placement of furniture and storage of personal property. Once these things are moved, check for any deficiencies such as nail holes that were not apparent during this inspection. I noticed a dog living in this house. There are several florescent stains from urine in the lower family room. Consider replacing the carpeting. An enzyme type deodorant, such as Odormute or Expel, can be effective in managing animal odors. These products are usually sold at pet stores. Consider calling Stink Inc. About these odors 303.761.5414 www.stinkinc.com. A 380-385 nm UV light is useful in identifying pet urine. Smoke detectors over 10 years old should be replaced. There should be a smoke detector located in each bedroom. We recommend keeping carbon monoxide detectors within 15 feet of all bedrooms as required by Colorado State law Consider installing Nest, battery-powered, Smoke + Carbon Monoxide Alarms. |
|
GAME ROOM downstairs A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
There are quite a few florescent urine stains in the carpeting. Consider replacing this carpeting or at a minimum have it cleaned by an odor specialist. There is evidence of previous leakage on the ceiling tile in the closet. I suspect this is from a previous problem with the laundry room above. |
|
BASEMENT & CRAWLSPACE A . . . FOUNDATION Type: Poured concrete ? . . . SIGNS OF MOISTURE A . . . FLOOR STRUCTURE Type: 2" x 10" engineered plywood TJI joists & concrete slab A . . . FLOOR SLAB no. . . SUMP PUMP A . . . INSULATION A . . . WIRING A . . . RECEPTACLES |
The inspection of the interior components in the downstairs is particularly limited due to the storage of personal property. Once these things are moved, check for any deficiencies such as nail holes that were not apparent during this inspection. There is evidence of moisture infiltration. Establishing better grading around the foundation, keeping the rain gutters clean, and discharging the roof runoff away from the foundation is indicated to manage this. See the link on Surface Water Control You should find out what the bent vent in the crawlspace is from. The crawlspace was not accessible. |
|
PLUMBING A . . . WATER SUPPLY PIPING Type: copper A . . . WATER PRESSURE A . . . DRAIN & VENT PIPING Type: ABS plastic A . . . functional drainage A . . . LEAKS A . . . HOT WATER HEATER Make: Rheem Fuel: natural gas 12-15 years normal expected life <1 year heaters approx. age 75. . . gallon storage capacity A . . . VENTING A . . . SAFETY CONTROLS A . . . GAS PIPING MAIN WATER CUTOFF VALVE west basement wall |
The leaking irrigation valve needs to be replace. At that time consider installing an additional main water cutoff valve that will allow the irrigation to run while water is shut off to the house. I recommend contacting Jesse at the $99 Sewer Cleaning and Inspection Company http://99dollarrooter.com at (720) 276-9900 or Dan Echols of See Inside Sewer Scope at 720.936.3279 to video this sewer. www.seeinsidesewerscope.com . |
|
HEATING SYSTEM A . . . HEATING EQUIPMENT Make: Frigidaire Fuel: natural gas fired Type: forced air furnace A . . . blowers 25-30 years normal useful life 12 years systems approx. age A . . . VENTING A . . . SAFETY CONTROLS A . . . CLEARANCES A . . . COMBUSTION AIR A . . . GAS PIPING A . . . DISTRIBUTION SYSTEM A . . . THERMOSTATS MAIN GAS CUTOFF VALVE NW corner outside wall |
Avoid using or installing whole house humidifiers as they can damage the siding and cause respiratory ailments. I recommend keeping the water supply to the humidifier turned off or removing it altogether. See the link on Humidifiers. I recommend keeping a wrench near the main gas cut off. Consider installing a Nest thermostat to reduce your utility bills. |
|
COOLING EQUIPMENT ?/N . . . EQUIPMENT Make: Rheem Fuel: electric Type: refrigeration compression 25-30 years normal expected life 28 years systems approx. age A . . . DISTRIBUTION SYSTEM ° Room air temperature ° Cooled air temperature A . . . THERMOSTAT |
The air conditioner has already served its normal useful life. You should anticipate replacing it. I recommend either a Trane or Lennox unit they tender be quieter than others and consider installing an attic fan that may allow you to downsize the condenser slightly. The missing insulation on the suction lines to the expansion coil above the furnace should be replaced so condensation does not form on the cold pipe. The air conditioning could not be safely or effectively tested as it was below 65° during the inspection. When it warms up, the system could be tested by measuring the temperature differential. See the link on Testing Air Conditioners |
Please feel free to call Tom Martin at 303-674-4620 if you have any questions about this report.
professional home inspections, inc.
303-329-0014
303-674-4620 cell
discoverittom@gmail.com
www.professional-home-inspections.com
STANDARD RMC ASHI
HOME INSPECTION AUTHORIZATION AND CONTRACT
SUBJECT PROPERTY: Your Street
1. Client hereby authorizes and contracts for Professional Home Inspections, Inc. to perform a visual inspection at the Subject Property for a fee of $425.00, plus $25.00 for a 2 hour Radon screening. The client agrees to the Terms and Conditions in this Contract. The Inspection Report and its contents are intended for the exclusive use of and are the non-transferrable property of the Client. The inspection fee is payable at the time of the inspection.
2. My signature below acknowledges that I have had the opportunity to read and understand both pages of the Standard RMC ASHI Home Inspection Authorization and Contract and accept the terms, conditions, and limitations as outlined below.
Client Signature Date
☐ Provide a copy of the report to your real estate agent.
SCOPE OF INSPECTION
3. * The scope of this inspection (“Scope”) is limited to the visual examination of the safely and readily accessible portions of the structural, heating, cooling, plumbing, roofing, electrical and components of the Subject Property specified in this Contract and the Inspection Report for conditions which are adversely affecting their normally intended function or operation within the limits set forth in this Contract and the Inspection Report. No other systems, items or appliances are included in this inspection. The inspection performed is not intended as a substitute for a sellers disclosure statement.
4. * Excluded is any inspection of any systems or items not included in the Inspection Report including but not limited to the following: any information pertaining to manufacturers recalls of any component, detached buildings or equipment, the presence of insects or other pests, low-voltage systems, swimming pools, saunas, spa, whirlpool, and hot tub systems, electrostatic precipitators or electronic air cleaners or filters, septic systems, any component or system which is underground, private water systems or equipment, wells and well pumps, cisterns, ponds, fountains, water quality or volume, water conditioning systems, elevators, lifts, dumbwaiters, audio and video systems, freezers, central vacuum systems, microwave ovens, built-in blenders, ovens, stoves, refrigerators, trash compactors, dishwashers, washing machines, dryers, fencing, landscaping, trees, irrigation systems, active and passive solar systems, soils, computer control systems, security systems, and any inspection or testing for any toxic or dangerous substances including asbestos, toxic molds, lead, or gases including radon and formaldehyde, other then gases typically used as fuel for home heating systems, or any system or item not included in the Inspection Report.
5.* This inspection is not technically exhaustive. No engineering tests will be made. No examination will be made to determine compliance with any governmental ordinance, regulation or code. The Inspection Report is not to be considered an implied or express warranty or insurance on the Subject Property or its components concerning future use, operability, habitability or suitability. The purpose of the inspection is for client to be informed of as many conditions as possible within the brief period of time allotted for the inspection. Client has no expectation of being notified of all conditions and waives any claim to conditions which are not reported. Professional Home Inspections, Inc. is not responsible for any condition affecting any system or component which occurs subsequent to the inspection or is intermittent and not detectable during the inspection. This inspection will comply with the STANDARDS OF PRACTICE OF THE ROCKY MOUNTAIN CHAPTER OF THE AMERICAN SOCIETY OF HOME INSPECTORS unless otherwise noted and where conditions permit.
6. * CLIENT ACKNOWLEDGES THAT PROFESSIONAL HOME INSPECTIONS, INC. WARRANTS ITS INSPECTION SERVICES WILL BE PERFORMED IN ACCORDANCE WITH THE SCOPE, THE INSPECTION REPORT, AND THE STANDARDS OF PRACTICE OF THE ROCKY MOUNTAIN CHAPTER OF THE AMERICAN SOCIETY OF HOME INSPECTORS ONLY. THIS IS A LIMITED AND NON-TRANSFERABLE WARRANTY AND IS THE ONLY WARRANTY GIVEN BY PROFESSIONAL HOME INSPECTIONS, INC. PROFESSIONAL HOME INSPECTIONS, INC. MAKES AND CLIENT RECEIVES NO OTHER WARRANTY, EXPRESS OR IMPLIED. ALL OTHER WARRANTIES INCLUDING WARRANTIES OF MERCHANTABILITY AND FITNESS FOR PARTICULAR PURPOSE ARE EXPRESSLY EXCLUDED. THIS STATED EXPRESS WARRANTY IS IN LIEU OF ALL LIABILITIES OR OBLIGATIONS OF PROFESSIONAL HOME INSPECTIONS, INC. FOR DAMAGES ARISING OUT OF OR IN CONNECTION WITH THE PERFORMANCE OF THE INSPECTION AND ANY DELIVERY AND USE OF AND RELIANCE ON THE INSPECTION REPORT. CLIENT WAIVES ANY CLAIM FOR CONSEQUENTIAL, EXEMPLARY OR INCIDENTAL DAMAGES, EVEN IF PROFESSIONAL HOME INSPECTIONS, INC. HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES.
7. * IN THE EVENT OF A BREACH OR A FAILURE OF THE FOREGOING WARRANTY, OR NEGLIGENT INSPECTION BY PROFESSIONAL HOME INSPECTIONS, INC. (EXCLUDING GROSS NEGLIGENCE OR WILLFUL MISCONDUCT), CLIENT AGREES THAT THE LIABILITY OF PROFESSIONAL HOME INSPECTIONS, INC. AND OF ITS AGENTS, EMPLOYEES, AND INSPECTORS, FOR CLAIMS OR DAMAGES, COSTS OF DEFENSE AND SUIT, ATTORNEY’S FEES AND EXPENSES AND PAYMENTS ARISING OUT OF OR IN ANY WAY CONNECTED WITH ERRORS OR OMISSIONS IN THE INSPECTION OR THE INSPECTION REPORT SHALL BE LIMITED TO LIQUIDATED DAMAGES IN AN AMOUNT EQUAL TO ALL AMOUNTS PAID FOR THE INSPECTION TO PROFESSIONAL HOME INSPECTIONS, INC. BY CLIENT. Client and Professional Home Inspections, Inc. acknowledge the liquidated damages are not intended as a penalty but are intended (I) to reflect the fact that actual damages may be difficult and impractical to ascertain; (ii) to allocate risk among Professional Home Inspections, Inc. and Client; and (iii) to enable Professional Home Inspections, Inc. to perform the inspection at the stated inspection fee. In the event of the tender by Professional Home Inspections, Inc. of a refund of the inspection fee, such refund shall be full and final settlement of all present and future claims and causes of action and Professional Home Inspections, Inc. shall be thereupon generally and fully released.
8. * In the event client has a claim of a breach or failure of warranty, or for negligent inspection, Client shall provide Professional Home Inspections, Inc. with three (3) working days to reinspect the component or item before client repairs or replaces the component or item. This right of reinspection is to protect Professional Home Inspections, Inc. and client from the business practices of some contractors. If client fails to allow Professional Home Inspections, Inc. to reinspect, client waives any claim against Professional Home Inspections, Inc. with respect to the component or item.
9. * No action, whether in contract or tort, shall be brought against Professional Home Inspections, Inc. in a court of law beyond the earlier of one year following the date of the inspection report or 120 days after discovery by client of the condition which forms the basis of the action.
10. * If a claim is made against Professional Home Inspections, Inc. For any alleged error or omission or other act arising out of the performance of this inspection, and if Client fails to prove such claim, Client agrees to pay all costs and attorney’s fees incurred by Professional Home Inspections, Inc. And its inspectors.
11. * Inspection Report is not intended for use by anyone other than the Client. No third party shall have any right arising from this contract or the Inspection Report. In consideration of the furnishing of the Inspection Report, the Client agrees to indemnify and hold harmless Professional Home Inspections, Inc., and its inspectors for all costs, expenses, legal fees, awards, settlements, and judgements in any legal proceeding brought by any third party who claims that he/she relied on representations made in such Inspection Report and was damaged thereby. Client’s request that Professional Home Inspections, Inc. release copies of the Inspection Report shall be at Client’s risk with respect to the contents of this paragraph.*These Standard Home Inspection Contract Terms and Conditions have been approved by the Rocky Mountain Chapter of the American Society of Home Inspectors (ASHI) for use by certified ASHI Home Inspectors.
professional home inspections, inc.
303.329.0014
www.professional-home-inspections.com
RADON REPORT
The radon monitor measured 1.3 pCi/L during the one hour testing period. The individual hourly measurements are typically within + 50% of the two-day closed house radon average, providing the windows and doors are properly closed for the twelve hours prior to this test. This test should only be used as an inexpensive indicator for the need to do a $175.00, full two day CRM radon test, according to EPA Protocol. It should not be used in negotiating a real estate contract or as an indicator to mitigate.
|
USA EPA (Environmental Protection Agency) |
4.0 pCi/l |
|
Canada |
21.6 pCi/l |
|
Sweden |
10.8 pCi/l |
|
ICRP (International Commission on Radiation Protection) |
16.2 pCi/l |
|
WHO (World Health Organization) |
10.8 pCi/l |
|
NCRP (National Council on Radiation Protection) |
8.0 pCi/l |
*assuming 50% equilibrium and converting from Working Levels to pCi/L where needed.