Summary Page
| Sample large home | |
| Client(s): | Sample Large Home |
| Property address: | Idaho 83616 |
| Inspection date: | Any month, 2007 |
1) General information:
Repair/Replace
- This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) General information:
Comment
- Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
3) General information:
Comment
- This is a large, less than 1 year old, single family, two story home.
This home is approx. 6450 SF. The SF was calculated using the original floor plans, which shows the main first floor at 4075 SF, with 70.25 SF added to the laundry room (taken out of the garage). The upper floor shows 2124 SF, with 195.14 SF added to the upper right side bedroom closets, and the bonus room.
This home has 6 bedrooms and 4.5 baths. There is an upper level library, bonus/rec. room with kitchen, and a theater room. The master bath features a jetted tub, walk in 2 head tiled shower, and separate vanity sinks. There is a study with a stone tile floor, gas fireplace and a wood beam ceiling, with a bar sink/ref. separation room to the master bedroom that features a triple coffer ceiling with indirect lighting, and a 3 sided gas fireplace..
There is a gourmet kitchen with granite slab tops, and upgraded appliances.
There is a formal dining area, and an eating nook. There is a sunken hearth room with a gas fireplace and beam ceiling, and a living room with 2 story ceiling and windows, and an oversized gas fireplace with stone surround to the ceiling.
This house is loaded with upgrades and amenities, including:
- Colored, stamped concrete driveway with circle, RV parking, rear patio and pool deck.
- Water feature in front circle.
- Large in ground pool with retractible cover.
- Detached gazebo at pool deck.
- Raised concrete planter beds.
- 5 car garage.
- 3 gas furnaces.
- 3 air conditioners.
- 2 - 65 gallon HWH.
- 4 gas fireplaces.
- 2 - 200 amp electrical service.
- Curved stairway with wrought iron rail pickets.
- 10 ceiling fans.
- 2 rear covered patio ceiling fans.
- Fenced yard.
- Extensive wood work, cabinets, and buit-ins throughout.
- 10' ceilings on first floor, 9' on second floor.
- Upgraded bath fixtures, vanities, stone tile tops.
- Upgraded door hardware.
- 2" x 6" exterior wall construction.
This is a well built custom home, using quality materials and workmanship.
The major deficiencies found were substandard blown insualtion in the attic areas at the right side and center, and mold on the underside of the first floor sub floor. See ATITC and CRAWL SPACE sections.
4) Exterior:
Safety, Maintain
- One or more hornet, bee and/or wasp nests were found.
- At the front garage roof peak.
- At the front entry roof peak.
- At the rear upper balcony roof ( at the right side).
These can pose a safety hazard. Nest(s) should be removed as necessary.
5) Exterior:
Repair/Maintain, Evaluate
- Cracks, deterioration and/or damage were found in one or more areas of the stucco siding.
- Minor cracking at the right aside and left side at the rear master bedroom patio door at the bottom.
- There is a crack at the top of the knee wall at the upper right rear balcony. Repair. The stucco is also loose at this area and needs to be pulled off and repaired.
- Repair the stucco where the railings for the rear upper balcony were moved. Repairs are needed at eight places.
A qualified contractor should evaluate and make repairs to stucco siding as necessary.
6) Exterior:
Repair/Maintain
- One or more minor cracks (1/8 inch or less) were found in the foundation.
- Two at the left side at the crawl space vent. No concern.
- One at the rear. This can be seen from the crawl space only.
These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
7) Exterior:
Repair/Maintain
- Three bottom attachment screws are loose at the upper right rear balcony railing.
8) Exterior:
Maintain, Comment
- Minor cracks were found in one or more sidewalk or patio sections.
- At the rear patio.
- Seal the gap at the rear patio steps where it meets the patio slab.
However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracks sealed.
9) Exterior:
Maintain
- The exterior finish in some areas is failing or in need of touch-up.
-Paint the fascia corners at two places above the front garage. There is stucco on the fascia.
A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint areas as needed and as per standard building practices.
10) Exterior:
Evaluate
- The rear right upper balcony right side rail is out of plumb. The bottom right screw is installed approximately 2" out of line.
11) Exterior:
Evaluate
- Note: the railing at the upper right rear balcony is 12' long and should be secured properly. Recommend add a bracket with bolts at the ends or use longer bolts to make the rail more secure.
12) Exterior:
Comment
- Minor cracks were found in the driveway.
- At the front of the garage.
- At the RV parking at the right side at the back by the house.
However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracks sealed.
13) Exterior:
Comment
- Views of exterior drainage. The drainage systems is designed to be effective in preventing water from accumulating around the structure's foundation, or in the crawl space.
14) Exterior:
Comment
-
15) Exterior:
Comment
-
16) Roof:
Repair/Maintain, Evaluate
- Roofing nails and/or staples in one or more areas have loosened or backed out.
- There is a popped nail at the front of the right side chimney.
Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant. Recommend seal all exposed roof nail heads and/or staples with polyurethane roof cement caulk.
17) Roof:
Repair/Maintain
- A screw is missing in the gutter hanger at the right rear by the chimney. Replace to ensure proper slope and function of gutter.
18) Roof:
Repair/Maintain
- Roofing nails in one or more areas are exposed. Leaks may occur as a result. Recommend seal all exposed roof nail heads at the top rows of shingles at the upper walls, at the chimney and at the ridge caps ends.
19) Roof:
Maintain
- Keep the roof valley at the upper right rear balcony free of leaves and debris.
20) Roof:
Evaluate, Comment
- Note: recommend verify with the architect that the five power fans provide adequate ventilation. There is no exterior cross ventilation, ie. soffit vents or gable end louvers.
Evaluate: 5 power fans is the only source of attic ventilation.. There is no cross ventilation, such as gable end louvers, or soffit vents. The 5 power fans appear to be effective in ventilating the attic when operating. They should be monitored frequently to ensure that they are working, and that the fan motors don't need replacing, as they can wear out.
The question arises as to whether there is adequate ventilation in the cooler months when the thermostatically controlled fans are not operating. Also, the concern arises whether the attic fans are pulling conditioned air from the home, rather than outside air from cross ventilation soffit and/or gable end vents.
The architect who designed this home should be consulted regarding these questions, since the original design of soffit vents every 8', roof vents every 8', and 2' gable end louvers, as indicated on the plans, was replaced with the 5 powered fans.
21) Roof:
Comment
- View of roof.
22) Roof:
Comment
- Some areas of the roof shingles are discolored. This is apparently from the stucco, especially at the right rear roof at the upper rear balcony. It is also at the front right under the roof eave.
23) Garage:
Safety, Comment
- There is a protective metal post at the front of the furnace/water heaters. This is to protect them from damage from vehicles. Warning: be aware of the gas pipes for the furnaces and water heaters at the rear garage right corner and do not bump or damage the post/barrier with a vehicle.
24) Garage:
Comment
- View of garages. One single car and 2 double.
25) Attic:
Repair/Replace
- The ceiling insulation's R rating is significantly less than what's recommended for this area.
- The depth of the insulation varies in much of the attic. The insulation over the master bedroom suite is okay. It is substandard over the upper level, over the right side lower bedrooms and over the rest of the house, accessed by the upper bedroom/sewing room closet.
Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
26) Attic:
Comment
- View of attic.
27) Attic:
Comment
- Ventilation of the attic is provided by five fans. All fans are working and are set to 110 degrees. Note: recommend consult with architect to verify that ventilation is adequate for this home. Also, monitor and maintain the fans in working order.
28) Water heater:
Safety, Minor defect
- The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/
29) Heating and cooling:
Safety, Maintain
- Recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
30) Heating and cooling:
Repair/Replace, Evaluate
- One or more sections of flex duct are sagging excessively.
- The flex duct is loose and sagging from a broken strap at the front right in the crawl space.
Most manufacturers, and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that this type of duct sag no more than 1/2" per foot between supports. A qualified heating/cooling contractor should evaluate and repair as necessary.
31) Heating and cooling:
Maintain
- A qualified heating and cooling contractor should inspect, clean, and service this system annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
32) Heating and cooling:
Maintain
- The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
Filter size: # 1 and # 3: 20" x 25" x 5". # 2: 16" x 25" x 5"
33) Heating and cooling:
Comment
-
34) Plumbing and laundry:
Repair/Replace
- The upper laundry room/mechanical room has no washing machine at this time. If one was installed, it would be over a finished living space and has no catch pan or drain installed.
- At the upper right mechanical room.
These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
35) Plumbing and laundry:
Comment
- View of lower level laundry room.
36) Plumbing and laundry:
Comment
-
37) Fireplaces, woodstoves and chimneys:
Comment
- One or more gas fireplaces and/or stoves did not respond when the controls were operated.
- The fireplace in the master bedroom did not respond. It was turned off.
This may be due to the pilot light being turned off, the gas supply being turned off, or any number of other reasons. As a result, these appliances were not fully evaluated. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. Recommend consulting with the property owner(s) as to how the fireplace(s) and/or stove(s) operate, and/or having a gas appliance contractor evaluate and repair if necessary.
38) Fireplaces, woodstoves and chimneys:
Comment
-
39) Fireplaces, woodstoves and chimneys:
Comment
-
40) Crawl space:
Major defect, Evaluate, Monitor
- Mold is present on the underside of most of the subfloor. It is likely from the construction phase of the house. Recommend that this be evaluated and treated by a professional company such as ServPro.
It is likely that the professional evaluation by a reliable company specializing in mold detection, testing and remediation, will determine that the insulation on the first floor above the crawl space needs be removed and replaced, after treating the mold on the underside of the sub floor. This involves removal of the mold spores, and treating with a biocide, and a treatment that guarantees and ensures that mold will not return.. There are programs and treatments that guarantee effective removal and ensures no return for 30 years.
The same company should be able to ensure that there is no mold present elsewhere, such as in the second floor framing and sub floor.
Note:
This crawl space is dry and appears to be free of water infiltration problems.
The mold on the bottom of the sub floor apparently happened when the house was under construction, and was wet from snow/rains before the roof was on and dry papered. The mold observed appears to be inactive, as there is no source of moisture for it to grow. That being said, the mold should still be completely removed and treated, as it could rapidly multiply if any water was introduced via a leak from plumbing above, or any other source.
The fact that there is mold present should not be a concern as long as it is removed and treated by a professional company, who will guarantee the results of the removal and treatment. The end result actually is better, because the treatment prevents future mold. Some new homes now offer this mold treatment, protection, and guarantee as part of the sales and marketing package.
41) Crawl space:
Repair/Replace
- The vapor barrier needs repair. Exposed soil was found in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should make repairs as necessary so no exposed soil exists. Standard building practices require the following:
Better building practices require that:
42) Crawl space:
Repair/Replace
- Insulation under the floor in the crawlspace has fallen down.
- Under the master bathroom area.
A qualified contractor should make repairs as necessary to restore the insulation to its original rating.
43) Crawl space:
Repair/Replace
- Some studs at the stem wall have been knocked out to enable access in the crawl space. These should be replaced properly.
44) Crawl space:
Repair/Maintain
- The strap is loose on the waste pipe at the front center of the crawl space. Secure properly.
45) Crawl space:
Minor defect
- Cellulose-based debris such as wood scraps, form wood, cardboard and/or paper were found in crawl space.
- Remove the plywood in the crawl space.
All cellulose-based debris should be removed to avoid attracting wood destroying insects.
46) Crawl space:
Comment
- One or more sections of wiring that weren't terminated were found.
- There is non-energized wiring at the crawl space under the master bath..
47) Crawl space:
Comment
- View of cracks in the foundation as seen in the crawl space. Please refer to the item in the EXTERIOR SECTION of this report for comments.
48) Crawl space:
Comment
- View of crawl space. It looks clean and dry.
49) Kitchen:
Repair/Maintain, Evaluate
- The under-sink food disposal is jammed.
- At the upper bonus room kitchen sink. It hums.
A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
50) Kitchen:
Comment
- Kitchen views.
51) Bathrooms:
Repair/Maintain, Evaluate
- The master bathroom jetted tub left side light on the control appears to be out. It is hard to read the display.
52) Bathrooms:
Repair/Maintain
- The lower right bathroom commode room pocket door won't lock Adjust or repair.
53) Bathrooms:
Comment
- Bathroom views.
54) Interior rooms:
Repair/Replace
- The weatherstrip around one or more exterior entry doors is missing and/or deteriorated.
- There is an air gap at the front entry door at the bottom center. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
55) Interior rooms:
Comment
- Interior views.