Baseline · Chris M · 241c66fd-chrism.pdf · 3.2 MB · uploaded
The bar this inspection sets
The bar: a fully populated header (inspector, date, tenant, move-out status, key count, cleaning level, grade), a written entry for every room and every sub-field in it — including affirmative 'this feature doesn't exist' statements — with each defect located, quantified, and attributed to tenant use versus wear, plus vendor-ready numbered action items naming room, part, finish and match ('use white to match others', 'brushed nickel to match'); the one thing this copy fails to meet is photo depth — images must actually be exported (20+ per living room/kitchen/bath/bedroom, 10+ hallway/exterior, plus a photo of every charged defect), and no room section (here, the Hallway) or trade that drives a charge (here, Cleaning, Paint, Major Drywall) may be left blank.}
Inspector Chris M · Header: 06/13/2026; body field: 6/15/26 (internal discrepancy) · Grade given C- · Header complete · Keys recorded · Photos not exported
Room sections
Section
Photos
Notes
What it does well
MOI / Inspection - Description (header block)
✓
—
strong
Records inspector name, grade, cleaning level, key count and paint-sheet status in one block Move-out status stated affirmatively: 'Tenants were out as scheduled' Key count located, not just counted: '2 keys on counter' Cleaning level given with a workflow instruction: 'X-Heavy / will need a pre-clean'
Living Room / Entry
✓
—
strong
Walks each subsystem separately (flooring, walls/ceiling, windows/screens/coverings, heater, outlets, front door, smoke/CO) Locates defects by compass point and landmark ('south west corner', 'near the stairs', 'to the left of the slider') Distinguishes serviceable-but-dirty from broken ('Slider is serviceable but tracks are very grimy... screen is torn') Notes absence of a pre-existing item to rebut a later charge ('no window coverings to the slider door and it doesn't appear that they're ever were there are no brackets') Confirms both smoke/CO units present and functional by location
Kitchen
✓
—
strong
Explicitly confirms GFCI protection ('they are GFI protected') Describes soil type and location, not just 'dirty' ('thick layer of grease on the cabinets above the microwave and range top areas around the handles are blackened with fingerprints') Separates cleanliness from damage in the same field ('the knob to the back left burner is broken', 'top rack on the inside of the refrigerator is cracked at the bottom') Appliance interiors opened and described (oven door, storage drawer, fridge/freezer)
Bath 1 - Downstairs
✓
—
strong
Assigns cause to tenant behavior, which is the §1950.5 burden: 'It looks like the tenants left the shower doors open constantly because the baseboard behind the door is very water damaged' Notes pest evidence with direction of travel ('There's a trail of ants leading from the window') Missing hardware itemized (doorstop missing, sink pop-up assembly missing) Fixture-by-fixture coverage incl. GFCI, exhaust fan, caulk/grout
Bath 2 - 2nd Floor 1/2 Bath
✓
—
strong
Affirmatively records non-existent features instead of leaving blanks ('There's no window in this bathroom', 'There is no shower or tub in this bathroom') Reports a failed test rather than assuming ('Exhaust fan is present, but I cannot get it to turn on') Damage vs. wear separated ('seat is damaged. Missing the pad')
Bath 3 - 2nd Floor in Room
✓
—
strong
Flags uncertainty honestly for supervisor follow-up ('not sure if this is gonna come up') Functional test noted ('sounds like it's drawing air OK') Records tenant-installed hardware ('a couple of three M hooks') and plaster gouges
Bath 4 - 3rd Floor
✓
—
strong
Sensory evidence recorded ('Smells like urine has urine inside') Mildew located by surface ('ceiling has some dust and mildew spots above shower', 'shower pan has heavy mould')
Bedroom 1 - 1st Floor / Downstairs
✓
—
strong
Names the flooring material so the flooring trade can price it ('Vinyl plank has not been swept or cleaned') Confirms window security explicitly ('cranks are working well windows are secure') Tenant-added adhesives documented ('a few three M stickers in the door frame and on the edges of door') Smoke/CO described as hardwired combo unit
Bedroom 2 - 2nd Floor
✓
—
strong
Clear tenant damage inventory ('Large nail holes and several large gouges in the drywall large yellow splatter on far wall') Window coverings failure specified ('blinds are broken the wand is missing') Pre-existing/legacy hardware noted for removal ('an old bracket above the front door that should be removed')
Bedroom 3 - 3rd Floor Loft
✓
—
strong
Non-existent feature stated rather than blank ('There's no closet in this loft') Notes non-matching component for the vendor ('it's a different style than the other doors') Slider/screen operation and tear both described
Hallway / Stairs
✓
—
missing
Section headers exist (Flooring, Walls/Ceiling, Windows, Cabinets/Closets, Smoke/CO, Stairs, Other) but every field is blank — reads as 'no issues found' and would forfeit the stair carpet and hallway cabinet charges that appear in Action Items
Exterior (incl. West Garage / East Campus-side Garage)
✓
—
adequate
Both garages inspected separately with named orientation (West, East/Campus side) Mechanical fault described in operational terms ('overhead door is not connecting to The mechanism properly needs to be serviced') Countable detail ('dozens of staples above garage door') Weakness: the 'Issues / Problems / Notable items' and 'Notes' fields themselves were left blank; laundry/washer-dryer area only described inside the garage note
Action items present
Trade
Items
Specificity
Floor Cleaning (carpet rooms / vinyl plank)
1
vague
Special Projects
3
specific
Plumbing (kitchen/bath)
5
specific
Maintenance (per room)
11
specific
Strip & Caulk (kitchen/bath)
4
specific
Flooring - Carpet
1
vague
Window Coverings
2
specific
Window / Glass
2
specific
Screens
1
specific
Pest Control
1
specific
Appliances
2
specific
HVAC (AC / heaters)
1
vague
Key / Lock Replacement (front door / other)
2
specific
Example entries (verbatim)
"It looks like the tenants left the shower doors open constantly because the baseboard behind the door is very water damaged."
"Outlet in the south west corner is missing a cover outlet near the stairs is missing a cover outlet to the left of the slider has a cracked cover otherwise outlets appear OK lights appear okay"
"None of the cabinets or drawers have been wiped out heavy grime food spills and splatter is especially on the faces thick layer of grease on the cabinets above the microwave and range top areas around the handles are blackened with fingerprints and grind"
"1) replace two cracked and/or missing outlet covers use white to match others 2) repair replace wood baseboard at the corner left of the closet door doors as you go around to the bathroom. See photo. 3) replace missing doorstop at top of door"
"Tune up both west and east garage doors. West door is not closing properly without disconnecting it from overhead mechanism and I believe the sensors are misaligned."
"Replace deadbolt with a quickset smart key. Use a brushed nickel finish to match the rest of the hardware on the front door."
Strengths
Complete header: inspector, date, property, tenant with phone/email, move-out status, grade, cleaning level, key count and paint-sheet confirmation all filled.
Every room that exists is entered and written up field-by-field — four baths and three bedrooms each get their own section rather than a shared 'baths' note.
Non-existent features are affirmatively recorded ('There's no window in this bathroom', 'There's no closet in this loft'), which closes the 'blank = not inspected' attack.
Defects are located, not just named: compass points, 'above the microwave', 'to the left of the slider', 'far right wall', 'at the corner left of the closet door'.
Cause and tenant behavior are stated where observable ('It looks like the tenants left the shower doors open constantly because the baseboard behind the door is very water damaged'), which is exactly the §1950.5 burden.
Consistent 'serviceable but…' construction cleanly separates working-but-dirty (cleaning charge) from broken (repair/replace charge).
Functional tests are performed and reported, including failures ('Exhaust fan is present, but I cannot get it to turn on', 'couldn't get it to flip on').
Action items are written as vendor-ready scopes with numbered steps, finish/color matching and material notes ('use white to match others', 'brushed nickel to match', 'quickset smart key'), so work orders can be priced without a site visit.
Action items cross-reference evidence ('See photo', 'see photo for model and brand information') and are red-flagged for tracking.
Smoke/CO and GFCI compliance items are affirmatively answered in each applicable room.
Exterior treats each garage separately and describes mechanical faults in operational terms a technician can act on.
Even this one could improve
Photos were not exported in this PDF (printed with showImages=false), so no photo can be counted or matched to a description — as produced, this copy proves no photographs at all and every described defect is unsupported.
Header inspection date (06/13/2026) contradicts the Inspection Date field (6/15/26) — an easy credibility attack on the whole document.
The entire Hallway / Stairs section is blank while Action Items order 'Replace carpet in both sets of stairs' and a hallway cabinet shelf repair — an action item with no room finding behind it is indefensible.
Cleaning - Action Items 'General Comments' is empty even though the header calls the unit X-Heavy; the cleaning level exists but the itemized scope of what was dirty is not in the cleaning work order.
Painting - Action Items is entirely blank (no condition, no rooms, no color/finish such as 'All Swiss Coffee semi gloss') despite heavy scuffs, splatters, gouges and nail holes recorded in nearly every room.
Major Drywall is blank although Bedroom 2 records 'several large gouges in the drywall' and Bath 3 records 'gouges in the plaster' — findings and trades don't reconcile.
Electrical is blank and Flooring - Vinyl is blank even though multiple cracked/missing outlet covers and heavily soiled vinyl plank are documented (partially absorbed into Maintenance and Floor Cleaning, which muddies the trail).
Reglaze, Hauling, Door Replacement and MOI Check-ins / Final Inspection / Post Maintenance Photos are all empty — no zone check, no final inspection, no post-work photos to close the loop.
A Laundry Room appears in the Major Drywall room list but has no inspection section of its own; the washer/dryer area is only described inside the garage note.
Some findings are dictation-garbled ('Aunt Trail' for ant trail, 'very mild dude', 'Heavyweight splatters', 'Titan loose toilet seat', 'the Wright cover'), which an opposing party can use to question care and accuracy.
A few entries lack extent/measurement ('Replace carpet in both sets of stairs', 'Service HVAC system and replace all filters as needed', 'Deep clean vinyl plank floors throughout entire house') — actionable but not priceable to the square foot.
Grade C- is recorded without a one-line justification tying it to the documented condition.