Sample report

Inspection Services & Consulting LLC
26291 Chisholm St NE Isanti MN 55040
Tel: 763-444-7348 Fax: 763-444-6718 Mobile: 763-350-3516
Infrared-Inspector.com mninspector@msn.com

CONFIDENTIAL HOME INSPECTION
PREPARED FOR:
Sample Report
_______________________________________________________________

INSPECTION ADDRESS
2233 Your Address, Hometown, MN 55023

INSPECTION DATE
8/16/2010 7:00 AM to 1:00 PM

This report is the exclusive property of the Inspection Company and the client whose
name appears herewith, and its use by any unauthorized persons is prohibited.
_____________________________________________________________________________________________
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein.
All printed comments and the opinions expressed herein are those of the Inspection Company.
Inspection Narratives - Page 1

GENERAL INFORMATION
Inspection Address: 2233 Your Address, Hometown, MN 55023
Inspection Date: 8/16/2010 Time: 7:00 AM to 1:00 PM

Weather: Overcast - Temperature at time of inspection: 58-69
Humidity at time of inspection: 55

Inspected by: Jon Anderson

Client Information: Sample Report

Structure Type: Wood Frame
Foundation Type: Basement
Furnished: Yes
Structure Occupied: Yes
Number of Stories: 1 story walkout

Structure Orientation: South

Estimated Year Built: 2002
Unofficial Sq.Ft.: 4500

People on Site At Time of Inspection: Owners

Report File: Dale Beumer

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Inspection Date/Time: 8/16/2010 7:00 AM to 1:00 PM
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Summary
SUMMARY
General Information
Informational Conditions
Moisture level readings, inspections, and testing are a snap shot in time which can change over a short period
by storms, rain dry weather patterns, humidity, temperature, lack of maintenance, structural (seismic
movement, grade issues, life style changes, heating and cooling seasons, unrealized storm damage, gutter
and roof ice dams, broken or leaking water pipes, and a host of other issues.

Every effort is made to insure the accuracy of our findings, by using the best state of the art testing equipment
available, However moisture testing is not an exact science. So all elevated moisture readings should be
further explored to verify the readings obtained in this report.

This is not a guarantee that every anomaly or issue will be discovered.

If it is determined that there is structural damage, you should protect your rights.
Contact your builder in writing of the findings, and discuss your options with an attorney.

If there is any part of this inspection report that you do not understand, it is your responsibility to contact us to
clarify the issue.

Moisture wood content readings of 6% to 15% are considered normal, levels of 16% to 19% are cautionary and
could possibly indicate a low level of moisture infiltration, Levels of 20% to 100% are considered elevated and
should be further explored for possible damaged sheathing, framing members, and or a fungal growth

Additional copies of your report are available for $39.00

Home Builder
Gorham Homes

Precipitation
No Measurable precipitation within the last 24 hours

Weep Screed
There is no weep screed installed along the foundation line.

Grade Issues
The grade is high in certain areas of your home

Kick Out Flashing
Kick out flashing's are installed

Window Details
The windows of your home were manufactured by Andersen Windows

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Drip Cap Flashing
The windows lack drip cap flashing's

Caulking Details
The window to stucco joints are not caulked

No caulking at dissimilar materials and breaches of the stucco cladding

Moisture Levels
Area(s) of your home have elevated moisture readings over 20% which are noted within the pin probe section
of the report.

Stains
There is staining of the stucco below windows and the deck ledger board.
This may or may not indicate moisture intrusion issues.

Cracks
There are cracks in the stucco which could indicate a structural condition, seismic movement, or moisture
intrusion. Stucco applied to thin, dry weather or wind when the basecoats were applied, in correct 2-1 or 3-1
ratio with the common sand.

Gutters
The home is guttered

Casing Beads
There are no casing beads wherever the stucco intersects a hard surface

SHEATHING
The sheathing on your home is buildrite

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Interior
Miscellaneous conditions
RIM JOIST
The insulation of the rim joist cavity where visual was insulated with a foil faced foam insulation, and batten
insulation.
Access was limited due to storage of household items.
There is no moisture staining on the surface of the foil faced foam

clean
rim
joist

FLOOR REGISTERS
The floor registers that were accessible were visually inspected for moisture staining.
No staining was noted at this time

floor
registers
are clean

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WINDOW STAINS
There is moisture staining or damaged finish of the window sill extension jamb area.
This is a high indicator of moisture from within the wall cavity below the window

30+%
moisture
reading

lower
level
bedroom

19%
moisture
reading

PIN PROBE
The front elevation of your home was pin probed to the back side of the sheathing from the interior due to the
brick cladding of the exterior.

Area # 1
Dining room area

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Area # 1 - Continued

18%
15%
12%
14%

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Exterior II
EXTERIOR VISUAL (STUCCO)
KICK OUT FLASHING'S
The roof rakes have kick out flashing's installed

kick out
flashing

CASING BEADS
There are no casing bead or weep screed separating the stucco from the shingles, and or hard surfaces such as
steps, patios, and driveway surfaces.

no
casing
bead

no
casing
bead

DRIP CAP FLASHING'S
There are no drip cap flashing's over the head of the window's and or door's,
Drip cap flashing's should be installed to prevent water intrusion at these locations.
Check with your window manufacturer about proper installation

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No Drip Cap Flashing's - Continued

no drip
cap
flashing's

WINDOW ISSUES
The window to stucco intersections are not caulked.
Caulking can help prevent water infiltration around the frames

no
caulking
no
caulking
and open
hole in
mortar
joint

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No Caulking - Continued

no
caulking

WEEP SCREEDS
No weep screed is installed separating the stucco from grade at the foundation line.
Stucco by code is to terminate above the finished grade by 4" to 6" and is not to terminate into the grade
(Earth)
Properly installed weep screed prevents ground moisture from wicking up into the stucco which can attack the
stud wall cavity and cause wood rot and a fungal growth.
Weep screed also provides a separation so that any bulk water that is behind the stucco cladding can drain out.
The weep screed also is used as a guide for the elevation height for any grade or landscape work.

no
weep
screed

STUCCO CRACKING
There is cracking of the stucco cladding which resembles a road map.
This type of cracking may indicate the presence of moisture behind the water resistant barrier, especially under
windows, roof rakes, feature boards, and deck ledger boards.

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STUCCO STAINING
There are stains in the stucco cladding which can indicate moisture intrusion in certain circumstances

CAULKING DETAILS
There is no caulking where the stucco meets a dissimilar material such as brick, siding water pipes electrical
boxes, lights or vents

caulk all
breaches

GRADE ISSUES
The grade is high on the rear elevation of your home
The grade should be down onto the foundation 4 to 6"

grade
grade is high
is high

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The Grade Is High - Continued

grade
grade is high
is high

ROOF LINE VALLEY'S
The roof line on the right side of the greatroom is wet and covered with green moss

roofline
is wet
and
moss
covered

GUTTER'S
The downspouts are not sealed at the anchors

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Downspouts Not Sealed - Continued

downspouts
are not
sealed

FEATURE BOARDS AND QUOINS
The feature boards are installed flush with or over the window frame with little slope to the outward edge.
This can cause severe water infiltration

feature
board
over
window
frame

DECK LEDGER BOARDS
There is no caulking or bottom flashing at the deck ledger board.
This is a high probability area for water infiltration

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No caulking at the deck ledger boards - Continued

no
caulking
or bottom
flashing

BRICK
The top of the brick lacks adequate slope outward to drain rainwater

no
slope

There are no visible weep ropes in the brick near grade.
Weep ropes provide for draining of water from behind the brick

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No Weep Ropes - Continued

no
visible
weep
ropes
or
tubes

The brick cap flashing is not caulked

no no brick
caulking cap
flashing

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Pin Probe
PIN PROBE RESULTS
GENERAL PIN PROBE INFORMATION
The following photo's are the results of your pin probe moisture level inspection.
All moisture readings are from the sheathing unless otherwise specified.
All moisture readings are given at the location where they were taken on the photo's.
All readings are of wood moisture content from 6% to 100% with 6% being dry, and 100% being saturated.
Moisture readings of 6% to 15% are considered to be normal,
Moisture readings of 16% to 19% are considered cautionary,
Moisture readings of 20% and higher can support mold growth and wood rot if sustained for more than 36 to 48
hours or more and are considered elevated and should be further evaluated.

If there is an "ss" after a moisture reading on the photo's, this indicates that the sheathing felt soft or
deteriorated when the pin probe holes were drilled, or when the pin probes were inserted.

If there is an "ns" or 0 on the photo's this indicates that no sheathing was detected when the pin probe holes
where drilled, and no reading was obtained, This indicates that the sheathing is deteriorated and or completely
missing. If there is a reading it is generally off a framing member.

If there is a "2" after the moisture reading this indicates that the reading was taken twice for accuracy.

REFERENCE PHOTOS
The following photos are for referencing the location of the individual pin probe photos per each elevation

Front Elevation

Rear Elevation

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Rear Elevation Reference Photos 1 - Continued

Left Elevation

FRONT ELEVATION
FRONT ELEVATION PIN PROBE RESULTS

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FRONT ELEVATION 1 - Continued

window
area
tested
from the
6% 8% 8% 7% 7% 7% interior

9%

11%
12%

10%
9% 15%

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FRONT ELEVATION 1 - Continued

moisture
stains
under
garage
round
window

RIGHT ELEVATION
RIGHT ELEVATION PIN PROBE RESULTS
Garage walls

9%
9%
10%

RIGHT ELEVATION RESULTS

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RIGHT ELEVATION 2 - Continued

7%

13%

11% 9%

RIGHT ELEVATION RESULTS
Area under the deck

12%
17% 12%

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RIGHT ELEVATION 3 - Continued

19.4%

15%

REAR ELEVATION
REAR ELEVATION PIN PROBE RESULTS
left side area

24% 15% 18%
18% 14% 22% 21% 14% 16% 19% 13% 16% 0
16%
ns

Rear center section

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REAR ELEVATION 2 - Continued

11% 17% 17% 17% 23% 11%
ss ss

26% 15% 10%
0 0 0 0 0 19%
ns ns ns ns ns ss

0 14%
0 9%
ns ns
8%

9%
8%

13% 8%
19%
12%

Right side area

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REAR ELEVATION 3 - Continued

19% 17% 12% 19% 11% 17% 23%

16% 21%

16%

LEFT ELEVATION
LEFT ELEVATION PIN PROBE RESULTS

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LEFT ELEVATION 1 - Continued

9%

sheathing
felt soft
8% 11%
further
exploration
17 is advised
ss

15% 19.1% 19.6% 16%

retaining
blocks
are on the
stud wall
area

99%
11%

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CONFIDENTIAL HOME INSPECTION 1
GENERAL INFORMATION 2
Summary 3
SUMMARY 3
Interior 5
Miscellaneous conditions 5
Exterior II 8
EXTERIOR VISUAL (STUCCO) 8
Pin Probe 16
PIN PROBE RESULTS 16
INDEX 25

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26291 Chisholm St NE Isanti MN 55040
Tel: 763-444-7348 Fax: 763-444-6718 Mobile: 763-350-3516
Email Address: mninspector@msn.com

Property Address: 2233 Your Address, Hometown, MN 55023
Inspection Date: 8/16/2010 Time: 7:00 AM to 1:00 PM

763-123-4567

Dear Sample Report:

Thank you for hiring Inspection Services & Consulting LLC to be of service. We hope that you were pleased
with the quality of our service, and that you would recommend us to others. Please read the report carefully,
and call us with any questions that you might have. We remain your consultant, and would be happy to assist
you in any way that we can. We sincerely hope that you and your family will be happy and healthy in your
home.

Sincerely,
Jon Anderson CEI CIT CHI CEI

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