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- 1. 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 HOME MOISTURE INSPECTION PREPARED FOR: Your Name _______________________________________________________________ INSPECTION ADDRESS 12345 Your Home, Home town, Mn 12345 INSPECTION DATE 7/17/2009 6:30 AM to 12;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
- 2. GENERAL INFORMATION Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date: 7/17/2009 Time: 6:30 AM to 12;00 PM Weather: Overcast - Temperature at time of inspection: 56 Humidity at time of inspection: 45 Inspected by: Jon Anderson Client Information: Your Name Structure Type: Wood Frame Foundation Type: Basement Furnished: Yes Structure Occupied: Yes Number of Stories: 1 story walkout Structure Style: Rambler Structure Orientation: South Estimated Year Built: 2001 Unofficial Sq.Ft.: 4000 People on Site At Time of Inspection: Owners Report File: Gerald Randall _____________________________________________________________________________________________ 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 2
- 3. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ 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 Informational Conditions Your Contractor Precipitation Informational Conditions No Measurable precipitation within the last 24 hours Weep Screed Informational Conditions There is no weep screed installed along the foundation line. Grade Issues Informational Conditions The grade is neutral or reverse in certain areas The grade is high in certain areas of your home Kick Out Flashing Informational Conditions There are no kick out flashing's installed on the roof rakes. _____________________________________________________________________________________________ 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 3
- 4. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ Window Details Informational Conditions The windows of your home were manufactured by Andersen Windows Drip Cap Flashing Informational Conditions The windows lack drip cap flashing's Caulking Details Informational Conditions One window is caulked with a fillet bead of sealant The window to stucco joints are not caulked Moisture Levels Informational Conditions Area(s) of your home have elevated moisture readings over 20% which are noted within the pin probe section of the report. Stains Informational Conditions There is staining of the stucco below windows and the deck ledger board. This may or may not indicate moisture intrusion issues. Cracks Informational Conditions There are cracks in the stucco which could indicated a structural condition, seismic movement, or moisture intrusion. Casing Beads Informational Conditions There are no casing beads wherever the stucco intersects a hard surface _____________________________________________________________________________________________ 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 4
- 5. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ Interior Miscellaneous conditions RIM JOIST Informational Conditions The insulation of the rim joist cavity where visual was insulated with a foil faced foam insulation, and batten insulation. There is moisture staining on the surface of the foil faced foam Water stains water stains rust on insulation from foundation bolt FLOOR REGISTERS Informational Conditions The floor registers that were accessible were visually inspected for moisture staining. No staining was noted at this time _____________________________________________________________________________________________ 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 5
- 6. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ Floor Registers - Continued no staining WINDOW STAINS Informational Conditions 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 moisture stains water stains dining room window head _____________________________________________________________________________________________ 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 6
- 7. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ Window Extension Jamb Staining - Continued water stains dining room window _____________________________________________________________________________________________ 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 7
- 8. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ Exterior II EXTERIOR VISUAL (STUCCO) KICK OUT FLASHING'S Informational Conditions There are no kick out flashing's installed along the roof rakes, this is where a roof line ends or terminates into a sidewall. Rainwater running down the roof along side the wall can enter the wall system where the roof line (shingles) end, and cause severe damage. no kick out flashing's typical all roof rakes CASING BEADS Informational Conditions 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 no bead casing bead _____________________________________________________________________________________________ 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 8
- 9. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ Casing Beads - Continued no casing bead DRIP CAP FLASHING'S Informational Conditions 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 no drip cap flashing's WINDOW ISSUES Informational Conditions The window to stucco intersections are not caulked. Caulking can help prevent water infiltration around the frames _____________________________________________________________________________________________ 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 9
- 10. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ No Caulking - Continued no caulking WEEP SCREEDS Informational Conditions The weep screed is installed separating the stucco from grade at the foundation line. Except at the paver patio on the rear elevation where the weep screed is baried 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 no screed weep screed STUCCO CRACKING Informational Conditions There is cracking of the stucco cladding which resembles a road map. This type of cracking can indicate the presence of moisture behind the water resistant barrier, especially under windows, roof rakes, feature boards, and deck ledger boards. _____________________________________________________________________________________________ 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 10
- 11. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ STUCCO STAINING Informational Conditions There are stains in the stucco cladding which can indicate moisture intrusion in certain circumstances CAULKING DETAILS Informational Conditions There is no caulking where the stucco meets a dissimilar material such as brick, siding water pipes electrical boxes, lights or vents no caulking GRADE ISSUES Informational Conditions The grade is high on the rear elevation of your home The grade should be down onto the foundation 4 to 6" grade is high grade is high _____________________________________________________________________________________________ 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 11
- 12. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ GUTTER'S Informational Conditions The downspouts are not sealed at the anchors downspout straps are not sealed FEATURE BOARDS AND QUOINS Informational Conditions 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 feature boards lack an boards outward are over slope the window frames and no caulking DECK LEDGER BOARDS Informational Conditions There is no caulking or flashing at the deck ledger board. This is a high probability area for water infiltration _____________________________________________________________________________________________ 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 12
- 13. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ No caulking at the deck ledger boards - Continued no caulking or bottom flashing STUCCO THICKNESS Informational Conditions The stucco is less than 7/8" thick, ASTM standards require conventional stucco to be installed to a total thickness of 7/8" _____________________________________________________________________________________________ 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 13
- 14. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ Pin Probe PIN PROBE RESULTS GENERAL PIN PROBE INFORMATION Informational Conditions 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" 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 Informational Conditions The following photos are for referencing the location of the individual pin probe photos per elevation The reference photos have been removed for this sample report for privacy. FRONT ELEVATION Informational Conditions FRONT ELEVATION PIN PROBE RESULTS Area to the left of the entry 8% 48% 7% 8% 7% 6% 7% 18% 39% _____________________________________________________________________________________________ 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 14
- 15. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ FRONT ELEVATION RESULTS Entry area 9% 9% FRONT ELEVATION PIN PROBE RESULTS Area to the right of the entry 99% ss 9% 99% ss 14% 18% 27% 25% ns ns ns FRONT ELEVATION PIN PROBE RESULTS Garage area _____________________________________________________________________________________________ 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 15
- 16. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ FRONT ELEVATION 4 - Continued 9% 8% 6% 34% 17% moisture stains feature board is pushing out and moisture staining at garage door LEFT ELEVATION Informational Conditions LEFT ELEVATION PIN PROBE RESULTS _____________________________________________________________________________________________ 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 16
- 17. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ LEFT ELEVATION 1 - Continued 6% 11% 10% 34% 16% 8% 8% 9% 9% 11% REAR ELEVATION Informational Conditions REAR ELEVATION PIN PROBE RESULTS Right side _____________________________________________________________________________________________ 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 17
- 18. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ REAR ELEVATION 1 - Continued 14% 9% 9% 8% 10% 9% 12% 12% 12% 7% 11% 12% 8% 17% REAR ELEVATION PIN PROBE RESULTS Center area _____________________________________________________________________________________________ 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 18
- 19. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ REAR ELEVATION 2 - Continued 10% 11% 11% 10% 12% 12% 11% 13% 13% 16% 7% 7% 14% 12 74% 19% 12% ss ns REAR ELEVATION PIN PROBE RESULTS Left area _____________________________________________________________________________________________ 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 19
- 20. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ REAR ELEVATION 3 - Continued 99% 76% 38% 18% 14% 19% 37% 99% 99% 12% 13% 13% 12% 14% 15% elevated with soft sheathing 71% RIGHT ELEVATION Informational Conditions RIGHT ELEVATION PIN PROBE RESULTS Under the deck area _____________________________________________________________________________________________ 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 20
- 21. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ RIGHT ELEVATION 1 - Continued 11% 12% 23% RIGHT ELEVATION RESULTS 10% 12% 13% 9% 11% _____________________________________________________________________________________________ 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 21
- 22. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ RIGHT ELEVATION 2 - Continued 6% _____________________________________________________________________________________________ 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 22
- 23. Inspection Address: 12345 Your Home, Home town, Mn 12345 Inspection Date/Time: 7/17/2009 6:30 AM to 12;00 PM _____________________________________________________________________________________________ HOME MOISTURE INSPECTION 1 GENERAL INFORMATION 2 Summary 3 SUMMARY 3 Interior 5 Miscellaneous conditions 5 Exterior II 8 EXTERIOR VISUAL (STUCCO) 8 Pin Probe 14 PIN PROBE RESULTS 14 INDEX 22 _____________________________________________________________________________________________ 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 22
- 24. Inspection Services & Consulting LLC 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: 12345 Your Home, Home town, Mn 12345 Inspection Date: 7/17/2009 Time: 6:30 AM to 12;00 PM 763-421-5138 Dear Your Name: 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 Inspection Services & Consulting LLC