This report published on Tuesday, February 18, 2025 4:08:12 PM MST
It was my pleasure working with you and inspecting your property. After carefully reviewing the following report you can now make an informed decision regarding this property. The following is a narrative report of the conditions that need to be addressed at the above referenced property. At any point in this report where the inspector has recommended repairs, replacement or evaluation of any nature, it is our strong recommendation that the client secure three estimates for these repairs or replacement and have evaluations done before proceeding with any type of sales transaction. In many cases the true extent of a defect cannot be fully indentified until the components have been dismantled, this type of invasive investigation is beyond the scope of this inspection. This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
This inspection was conducted by guidelines set forth by "The International Standards of Practice for Performing a General Home Inspection". These standards may be viewed at: http://www.nachi.org/sop.htm
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety
Poses a safety hazard
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Summary page item
Item will appear in summary
Comment
For your information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
The following items are excluded from this inspection: Security system, Irrigation system, Shed
1) The home was older and would not fully comply with generally accepted current standards. Homes are not required to be updated to meet new building standards as they are enacted. Homes are inspected within the context of their age, location, general quality, and building practices common at the time the home was built.
Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. What is Asbestos? Article on Lead based Paint Local Asbestos Testing
2) Radon is a cancer-causing radioactive gas; it is estimated to cause thousands of deaths in the U.S. each year. The U.S. Surgeon General has warned that radon is the second leading cause of lung cancer in the United States, next to smoking. The Inspector strongly recommends that the client have the home tested for radon levels. The only way to know if you have high levels of radon in your home is to test. The test can be performed by a Home Inspector with a CRM (Continuous Radon Monitor) and results are known in 48 hours. You can also order a Short-Term Radon Test Kit (2-4 days) or for more accurate results use a Long-Term Radon Test Kit (91-365 days). Order your own radon test kit here Corentium Home Radon Detector KSL News Article What is radon? A Buyers and Sellers guide to radon www.utahradonservices.com
3) Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated, and they are excluded for this inspection.
Exterior door material: Solid core wood, Fiberglass
Limitations:
Note
The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
4) Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a Safety Hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary. A qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
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5) The electrical receptacles in the shed have an open ground and have 3-prong receptacles installed. It is grounded at the load center but not at the shed. This condition is dangerous because it leads those using the electrical system to believe they are protected by an equipment grounding system when they are not. All ungrounded 3-prong receptacles should be GFCI protected and labeled as "No equipment Ground". This condition should be corrected by qualified electrical contractor. Options for repairing ungrounded three-prong outlets 406.4(D)(2) Non–Grounding-Type Receptacles Surge Protection for Ungrounded Receptacles
Structural design and building methods used in constructing this shed indicate that it was designed and built by persons with poor knowledge of good building practices. The Inspector recommends that a qualified contractor evaluated and repair, if necessary, the shed structure to ensure a safe condition exists.
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6) Vegetation is in contact with or less than one foot from the structure's exterior. Vegetation growing on the exterior walls may introduce insects, pests and/or accelerate deterioration of the exterior wall covering by retaining moisture. Consider pruning and/or removing vegetation as necessary to maintain a one-foot clearance between it and the structure's exterior.
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7) Debris accumulated in this window well should be removed before the final walk-through to insure proper drainage.
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8) One or more outside faucets were not evaluated due to their being winterized with covers and are excluded from this inspection.
Roof covering: Asphalt or fiberglass composition shingles
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Limitations:
Note:
the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
9) At the time of the inspection, the Inspector observed no deficiencies in the installation of asphalt composition shingles covering this roof.
A few inches of rain falling on the roof of a house can produce several thousand gallons of water runoff. A roof drainage system, if properly designed and installed, diverts water away from the structure. However, many times gutters, downspouts and extensions are overlooked when it comes to the proper design of this system. If not drained away from the house, the immense volume of water coming off the roof can quickly saturate the soil surrounding the building and wick through the foundation to the interior. Once inside, this moisture can lead to a variety of problems, including mold and rot. Moisture in homes is both a cause of indoor air quality problems and an important factor affecting the durability of the building. Accumulated water can also cause the foundation to settle and possibly fail over time. Proper design and maintenance of the components of this system are critical in the prevention of many types of water damage to the structure. *Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
10) Recommend cleaning the underground drain lines from downspouts. Blocked drain lines can cause water to accumulate at the foundation and can affect the ability of the soil to support the weight of the structure. A proper working and well-maintained roof drainage system will help to protect the home structure and its occupants.
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11) One or more gutters terminate above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over a small area of the roof surface. Granule loss is accelerated and the water spilling out goes against the shingles forcing water back up under shingles causing water damage to roof sheathing etc. leaks may occur. The inspector recommends a qualified contractor make corrections as necessary, so gutter doesn't terminate above roof surface. Improper Downspout Diagram More Info
The garage door automatic-reverse force and limit feature was not tested. ANSI UL Standard 325 states that garage door opener must stop and re-open the vehicle door within two seconds of the door striking an 1 1/2-inch thick object placed under the center of the door. This test will not tell you how much force is required to reverse the door. Garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm compliance with manufacturer's specifications. If you wish to ensure that the garage door automatic-reverse force and limit feature complies with the manufacturer's specifications, you should have it inspected by a qualified garage door contractor. However, external entrapment protection devices, such as an "electric eye" which "sees" an object obstructing the door without having actual contact with the object are tested for compliance.
12) An overhead garage door photo sensor was installed at a height greater than 6 inches above the floor. This is a potential safety hazard. A qualified person should relocate sensors, so they are 4-6 inches from the floor per standard building practices. More Info How To Video
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13) The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
14) At the time of the inspection, an electrical cover plate(s) was missing in the attic. This condition left energized electrical components exposed to touch, and a safety hazard. The Inspector recommends that a listed cover plate be installed by a qualified electrical contractor.
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15) One or more sections of flex duct are improperly supported and installed in a substandard way. This hood vent for the exhaust from the gas range is very warm and moist air. This condition will slow the air movement from the exhaust fan and will cause these hot moist gases to condense in the cold attic and allowing moisture to accumulate in the attic. A qualified HVAC contractor should evaluate and install ridged or semi-ridged ducts and/or cut to length as necessary.
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16) Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. Example of Attic hatch cover More Info PDF
There is no barrier (insulation dam) around the scuttle to prevent insulation from falling in on you or a service person when there is a need to enter the attic. A barrier should be installed as necessary.
At the time of the inspection, the Inspector observed no deficiencies in the condition of the attic. Some attic areas were inaccessible due to lack of permanently installed walkways and the possibility of damage to insulation and ceilings below. These areas are excluded from this inspection.
Solid strand (120 V) aluminum branch circuit wiring present: No
Smoke detectors present: Yes (see "Interior rooms" section)
17) At the time of the inspection the outside air conditioner has no equipment ground. This load center utilizes the metal conduit to electrically bond this panel to the main panel. The installation of the plastic conduit at the air conditioner has compromised this grounding system and may pose a safety hazard for shock. The breakers for the air conditioner should be turned off until an electrical contractor can verify and document that this electrical system is properly grounded. More Info
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18) In the sub panel there is a multiwire branch circuit , which is where 2 ungrounded (hot) conductors will share a single grounded (neutral) conductor. There are special requirements for this type of circuit, which must be followed to insure safety. The breakers must be installed on separate bus bars (next to each other). The breaker handles must be tied together in the sub panel, so that if one breaker trips it will cut power to both circuits. This can be accomplished using handle ties, or a double pole breaker. Inspector recommends evaluation by a qualified electrician.
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19) Location of sub-panel is in basement. The cover was removed for evaluation.
The legend for overcurrent protection devices (breakers or fuses) at the sub panel is missing, unreadable or incomplete. This condition is a potential safety hazard and could complicate repairs. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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20) The electrical service disconnect was rated at 200 amps and is located on the North side of house. The dead front on main panel was removed and the electrical panel was inspected. The Inspector observed no deficiencies at the time of the inspection.
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21) Location of this sub-panel is in garage. The cover was removed for evaluation.
The detached garage had an electrical distribution panel which was supplying more than one branch circuit and had no grounding electrode conductor (GEC) (grounding rods). This is for lightning protection. The Inspector recommends correction by a qualified electrical contractor. NEC 250.32 A
22) The exterior combustion air grill for the water heater cover was the wrong style for this application. This style of vent cover has louvers which can close. This is safety hazard and can cause back drafting at the water heater. Recommend a qualified contractor install a vent cover designed for this purpose.
There is outside air brought into the mechanical room. In the winter this will bring in very cold unconditioned air. This is called Combustion air and it is brought in, so the water heater flames have an adequate supply of oxygen. Recommend installing weather stripping around the closet door to prevent cold air from combustion air duct entering living spaces. All work should be done by a qualified contractor.
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23) The water heater manufacture date is 2019 and appeared to be functioning as designed at the time of the inspection. To help maximize the water heater life span, the Inspector recommends service every few years by a qualified contactor or technician. Such maintenance might include: Tank flush, Anode rod replacement and have the TPR valve tested. How to drain a water heater
The inspector recommends the water heater thermostat should be maintained so the water temperature doesn't exceed 120 degrees. This is a safety hazard for young children and the elderly who may not be able to respond quickly to a situation involving contact with hot water. A constant safe water temperature is essential for preventing scalds from tap water.
Primary heat system type: Forced air, Up draft, High efficiency
A/C Manufacturer: Amana
Estimated age of A/C: 2012
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Filter location: In return air duct at side of furnace
Last service date: 2023
24) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system. The air conditioner appeared to be installed in 2012. A servicing should be performed every few years in the future, or as per the manufacture's recommendations. Three Simple AC Maintenance Items
The estimated useful life for an air conditioning compressor is 8 to 15 years depending on usage, maintenance practices and other factors. This unit appears to have exceeded this age.
The circuit breaker installed at this sub panel for the service disconnect and for the exterior AC compressor/condenser unit is incompatible with the manufacturers label. A qualified electrician should evaluate and repair as necessary. More Info
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25) The access panel for the evaporator coils was not installed correctly, this left gaps or holes in the furnace plenum. This will result in reduced efficiency, higher energy costs and increased moisture levels in mechanical room.
There are gaps or holes in the return air plenum. This may result in reduced efficiency, higher energy costs.
Because there is a gas burning appliance, this duct work should be airtight to prevent the creation conditions which can draw the toxic products of combustion into the living area. The Inspector recommends correction by a qualified HVAC contractor. Example might be to use metal tape designed for this purpose to seal these areas.
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26) The HVAC system appeared to be functioning as designed at the time of the inspection. This system appeared to be installed in 2019. The last service date of the forced air gas furnace appeared to be within the last 2 years based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However, a qualified HVAC contractor should inspect, clean, and service this system every few years in the future. Prevent CO-Poisonings
No strain relief or bushing was installed for the field line voltage electrical connections at furnace. This is a shock hazard. The concern is that these sharp edges, due to vibration from the blower motor may cut into the electric cord and cause a short or spark. To ensure a safe condition exists a qualified HVAC contractor should install a bushing or a strain relief clamp.
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27) The liquid (small, un-insulated) air-conditioner refrigerant line and the air-conditioning suction (large, insulated) line was in contact with each other. They can be taped together for convenience and support purposes, but they must be completely insulated from each other. To increase cooling efficiency this condition should be corrected by a qualified HVAC contractor if necessary. More Info
Insulation on the air-conditioning suction (large, insulated) line was damaged or missing at areas. It should be replaced, if necessary, by a qualified HVAC contractor to improve efficiency.
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28) The air filter for this furnace appeared to be in serviceable condition at the time of the inspection. Filters should be checked every three months and replaced as necessary. How to choose the right filter
Supply pipe material where visible: Copper, Polyethylene
Vent pipe material where visible: Galvanized steel, Cast iron
Drain pipe material where visible: Plastic
Waste pipe material where visible: Not visible
240 volt receptacle for laundry equipment present: Yes
Gas supply for laundry equipment present: No
29) An appliance connector was used in a manner for which it was not listed by a certifying agency. Gas connectors should never be used as a substitute for gas piping. This condition may result in the development of dangerous conditions related to the release of natural gas into the living space. The Inspector recommends correction by a qualified plumbing contractor. More Information
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30) The clients are strongly advised to have the main sewer line visually inspected before proceeding with any sales transaction. An In-line sewer inspection is the only way to be sure your lines are free from obstructions and are in serviceable condition. It is also recommended that the client(s) consider securing insurance to cover the cost of replacing the pipe in case of future failure.
31) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection. The inspector recommends replacing washing machine supply hoses at the time of purchase and have the dryer vent cleaned to help ensure that safe conditions exist. Dryer Safety
No floor drain or catch pan is visible below the washing machine. A floor drain is installed to prevent water damage to finished interior spaces if or when the washing machine leaks, overflows or is drained. Recommend consulting with the property owner to determine if a floor drain is installed. If a floor drain is installed recommend a catch pan be installed. If no drain is installed, consider having a qualified contractor install a washing machine safety water shut off device.
Example of a washing machine safety water shut off device. Intelligent Valve
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32) Location of main water shut off valve is in the basement. It was not operated but was visually inspected. The water supply pressure was unable to be tested due to lack of an available threaded connection.
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33) The home had a sump pump installed in a pit in the cold storage rom. Sump pumps are installed to prevent rising groundwater from entering the home. The Inspector recommends asking the sellers if this drainage system is still required or have the system evaluated by a qualified contractor to ensure it is safe and in good working condition. How Sump Pumps Work
The sump pump was not fully evaluated. The inspector was unable to test the sump pump for one or more reasons (no access etc.)
34) The kitchen electric receptacles that serve countertop surfaces appear to have no ground fault circuit interrupter (GFCI) protection. They have been required in kitchens within 6 feet of the sink since 1987 and all kitchen countertops since 1995. This is a safety hazard due to the risk of shock. A qualified electrician should install GFCI receptacles or circuit breaker(s) as needed. What's a GFCI
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35) At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the kitchen appliances. Notable exemption's will be listed in the report.
36) There are Trip Hazards at the hallway/bathroom floor. Under the Americans with Disabilities Act (ADA), trip hazards are defined as a change in any vertical level over 1/4 inch. A qualified contractor should evaluate and repair to eliminate the trip hazard(s).
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37) In the basement bathroom, the toilet was loose at the floor and should be re-attached by a qualified plumbing contractor. How to Video
38) One or more handrails are not continuous for the entire length of the flight of stairs. This is a Safety Hazard. Handrails should be continuous and extend the full length of flights of stairs. A qualified contractor should evaluate and repair as necessary. More Info
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39) The Inspector recommends replacing all carbon monoxide detector(s). Carbon monoxide alarms have a limited life, typically 5 to 7 years. Carbon monoxide detectors monitor indoor air and sound an alarm if dangerously high levels of carbon monoxide are detected. The presence of a CO alarm may give you a false sense of security. It could even lead to unsafe combustion practices, thinking that if the air becomes toxic, the alarm will warn you.
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40) Smoke alarms placement appeared to be adequate. Smoke alarms are not tested as part of a general home inspection. The Inspector recommends that all alarms be checked and tested to confirm that working properly and are not older than 10 years as per their date code.
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41) At the time of the inspection, an electrical cover plate(s) was missing in the mechanical room. This condition left energized electrical components exposed to touch, and a safety hazard. The Inspector recommends that a listed cover plate be installed by a qualified electrical contractor.
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42) A switch in the family rom appeared to be inoperable at the time of the inspection. The inspector was unable to determine which device it was intended to control. You should ask the seller about its operation. If you are unable to accurately determine its functionality, consider having it examined by a qualified electrical contractor. Improperly operating electrical switches can be a potential fire hazard.
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It is very important that if you do not understand how to read this report or do not understand any of the conditions found that you please contact me for a consultation before proceeding with any sales transaction. It is important that you read and understand the full report. Reports "expire" automatically 120 days after they're published but remain archived on a server indefinitely. Reports can be restored by contacting Mt Olympus Home Inspection and once restored become viewable again for 120 more days. It is recommended that the client download a copy for future reference.
The home was older and would not fully comply with generally accepted current standards. Homes are not required to be updated to meet new building standards as they are enacted.
Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis.
Vegetation is in contact with or less than one foot from the structure's exterior.
An overhead garage door photo sensor was installed at a height greater than 6 inches above the floor.
One or more sections of flex duct are improperly supported and installed in a substandard way. This hood vent for the exhaust from the gas range is very warm and moist air.
The water heater manufacture date is 2019 and appeared to be functioning as designed at the time of the inspection. 
