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Bluewater Inspection Group

Website: http://www.reporthost.com/bluewatergroup
Email: home.inspector@yahoo.com
Phone: (970) 433-7796
3024 Autumn Glenn 
Grand Junction CO 81504-3504
Inspector: Murray Brown

 

Bluewater Inspection Group AVP Residential Inspection Report
Client(s): Sample report
Property address: 2900 Show Lane, Anytown, USA
Inspection date: Thursday, October 15, 2009
This report published on 10/18/2009 9:03:15 PM MDT

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This report is the exclusive property of this inspection company and the client listed in the report title. Use of this report by any unauthorized persons is prohibited.

Thank you for using Bluewater Inspection Group for your residential inspection requirements. We understand the importance of a thorough professional inspection that identifies potential problems before they become issues.

We also know that a satisfied customer is our best advertisement.

Bluewater Inspection Group, Llc is a registered Colorado business

Table of Contents
Property Description
Grounds Overview
Foundation Review
Exterior Section
Exterior Doors / Sliders / Windows
Deck and Patios
Exterior Electrical
Roof
Gutter
Chimney
Garage
Garage Electrical
Attic
Attic Electrical
Electrical Service
Heating System
Cooling System
Auxiliary Heat
Water Heater
Plumbing overview
Crawl Space
Crawl Space Electrical
Kitchen Overview
Bathroom master and main
Bathrooms master and main
Interior Rooms and Walls
Limitations and Disclaimer
 
Property Description Return to table of contents
Structures Inspected: All building systems were inspected
Type: Single Family
Present at Inspection: Owner
Participation: The inspection process is open to all parties. Clients are encouraged to attend in order to know more about their new house and gain an understanding of the home systems and their maintenance.
Occupied: Yes
Approximate Age: 1972
Age note: Condition, maintenance, and quality of construction are all interrelated to the age of a structure. All houses require maintenance and periodic repair. Age itself is not a material defect.
Temperature: Warm 72F
Weather: Partly Cloudy
Main entrance faces: North
Specific exclusions: Irrigation pump, piping, and sprinklers and metal storage shed.
Note regarding occupancy: Some floor and wall areas were covered by furniture or stored items. Those areas were not specifically inspected and are therefore excluded.
Note regarding inspection: Inspections are intended to assist in the evaluation of the condition and function of household systems at the time of inspection. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.
1) COMMENT FOR INFORMATION - The following areas may be servicable, but are excluded due to the scope of this report. Irrigation pump, piping, and sprinklers.

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Grounds Overview Return to table of contents
Overview: Grounds overview includes building site topography, landscaping maturity, and a review of fences and gates. These items are visually inspected in a summary fashion and may not be graded as other than functional.
The building site: Level building site
Surrounding homes and structures: Same style homes nearby
Landscaping: Mature landscaping, grass and trees
Fences: Split cedar front of house, Vertical slat rear of house, Chain link sides of house
2) SERVICEABLE - Surrounding homes are of the same basic style, size, and construction.
3) COMMENT FOR INFORMATION - Reverse slope driveway is not an issue since there are no gutters or sidewalks to divert water into driveway. Gravel apron soaks up rain water.

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Foundation Review Return to table of contents
Overview: The foundation is the base system of the house. It is the bearing structure of the house and keeps the supporting wall and roof structure solid. Formed concrete is the modern base of choice, although old homes may be solidly built on block or stone.
Foundation style: Concrete stem walls with concrete footers and concrete support piers
4) REPAIR - Trees have taken root near the foundation. Tree roots can crack or even break a foundation wall. Recommend cutting out and digging up the trees.
5) REPAIR - Foundation stem wall has an unsupported ~12 inch section on the west side of crawlspace entry staircase. Recommend supporting to prevent foundation stem wall cracking.

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6) SERVICEABLE - Upgraded foundation insulation noted

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Exterior Section Return to table of contents
Overview: The exterior of a home is an important visual factor and an indication of the quality and amount of maintenance performed in the past. For the homeowner, it can be a souce of pride and alternately a source of much work.
Wall structure: Wood framing typical construction
Paint and caulk: Paint condition safisfactory; fresh repaint in front of house
Driveway: Concrete house half, gravel street half
Sidewalk: None
7) REPAIR - Rough painted surfaces were observed on screen porch with flaking, flecking, and bubbling. Recommend scraping, coating with quality primer, and repainting to match surrounding colors.

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8) REPAIR - Gutter torn and fascia board is missing on screen porch drip edge. Recomend replacement.

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9) SERVICEABLE - Driveway cracks are not a trip hazard and do not appear active.

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Past crack repair with caulk
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Past repair with fixative
10) COMMENT FOR INFORMATION - Masonite siding terminal contact with concrete slab patio. Recommend keeping dry and dirt debris from contacting siding

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11) COMMENT FOR INFORMATION - Dryer vent was noted with materials in front of it. Recommend keeping open to efficiently exhaust dryer air.

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Exterior Doors / Sliders / Windows Return to table of contents
Overview: Exterior doors and entryways were checked for functionality. Functionality is not an indication of age.
12) REPAIR - Screen porch doors have torn screens. Recommend replacement.

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13) SERVICEABLE - Exterior doors were checked and are servicable.
14) SERVICEABLE - Sliding glass doors were found in sticky on slider but servicable condition.
15) SERVICEABLE - Exterior windows were checked and found to be in servicable condition

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Single pane dual windows
  
 
Deck and Patios Return to table of contents
Deck and patio overview: Decks and patios are important components of popular outdoor lifestyle and entertaining. As such, they are a focus of maintenance and upkeep in order to look their best. They were inspected for basic safety and functionality.
 
Exterior Electrical Return to table of contents
Overview: Exterior electrical should be weather resistant and have GFCI Ground Fault Current Interrupter circuits to safely dissipate electrical faults. The inspection focused on safety and functionality.
16) SERVICEABLE - GFCI circuit serviceable.

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Roof Return to table of contents
Roof overview: The roof is a major structural component with the importance of weatherization and protection of the home. It is composed of trusses or rafters, sheathing, underlayment such a felt tarpaper, and shingles. Serviceability is inspected on major systems such as the roof.
Roof inspection method: Traversed - roof was inspected by walking upon as safety allowed
Roof flashing checked: Roof flashing is an important component to direct water from vertical surfaces to the roof. Failure of flashing often leads to water spots, leakage, and damage inside the house.
Roof vents checked: Roof vent openings were checked. They should appear solid, and seal tightly with a boot and flange directing water away from the vent pipe.
Roof construction type: Combination, Cross gable, Hipped
Roof covering: Asphalt or fiberglass shingles, Three tab type
Estimated age of roof: Age is not a direct indication of service life. Quality of material and construction method affect service life as do other factors such as roof ventilation. Roof covering is 15 years old.
Roof and soffit vents checked: Roof and soffit vents function as a ventilation method to carry away shingle heat and moisture condensation from the living spaces below. They should be securely covered to deny entry to birds or animals.
17) REPAIR - Shingle tabs are missing. Recommend repair.

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18) SERVICEABLE - Roof servicable.

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19) - Roof shingles have be redone in the overlay method.

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Overlay roof / 2nd layer
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Aggreate worn near working area of swamp cooler
 
Gutter Return to table of contents
Gutter overview: Gutters are an important part of the roofing system. They allow water to be directed off the roof and away from the foundation.
Gutter material: Galvanized sections
Downspouts: Checked
20) SERVICEABLE - Splash pans direct water away from foundation.

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21) SERVICEABLE - Ice dam damage noted in shingle valley north side. Repaired by homeowner.

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Chimney Return to table of contents
Chimney overview: Chimneys are an important portion of wood burning fireplaces, used to exhaust hot smoke and ash. They are designed to be above the roof far enough that hot gas and embers expelled out the top will not cause a fire. Conversion to gas appliances or a pellet stove often uses the chimney chase for a conduit of new exhaust piping. Chimney may be ornamental or massive in design. They are inspected for overall integrity and function as a part of the roof and exterior. The inspection is not an engineering analysis or load calculation.
22) REPAIR - Chimney checked for loose stone. Recommend recaulking top chimney stone shingle joint.

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Recaulk joint
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Past maintenance
 
Garage Return to table of contents
Garage overview: The modern household garage is an outgrowth of the detached pull-through carriage house. Automobiles and stored materials storage are often seen. If the garage had stored materials, those areas are not inspected and therefore excluded.
Stored materials: Yes
Garage style: Attached, 2 car
Garage vehicle door check: Due to their weigh and bulk, garage vehicle doors are often opened and closed by chain or screw driven motor openers. They have built in engineering safety features. The auto-reverse eye assembly was checked by disrupting the infrared beam, as was the auto-reverse pressure switch by holding the door from closing. Both should cause the door to return upward to the open position.
Garage door check: Eye assembly, PASSED, Pressure switch, PASSED
Garage service door: Door interior grade damaged
Garage / house door: Checked
Attic access: in garage
23) REPAIR - Inspection noted the garage service door is deficient.

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24) SERVICEABLE - Upgraded garage door opener noted.

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Garage Electrical Return to table of contents
Garage electrical overview: Garage electrical outlets and GFCI circuits have increasingly become a requirement with the advent of power tools and accessories. Few outlets is not in itself a deficiency, rather an inconvenience.
Garage electrical: Checked, few outlets noted
25) SERVICEABLE - GFCI circuit.

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Attic Return to table of contents
Attic overview: Attic access is generally an area little used in the modern home. Access can be utilized for storage and may have a drop down ladder or stairs. The attic is a prime area for the inspector to note insulation type and depth, style of roof truss or rafter construction, evidence of past or current roof leakage, and attic electrical status.
Insulation observation: Insulation visually checked, Cellulose loose
Insulation depth: 12 + inches Energy Saver
Style of roof support construction: Manufactured Trusses
26) SERVICEABLE - Attic acces in garage.

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Attic Electrical Return to table of contents
Attic electrical overview: Attic electrical was checked. In many homes it is covered by insulation. Exposed wire runs, and the obvious connection condition were visually observed and spot checked during attic entry.
 
Electrical Service Return to table of contents
Electrical service overview: Electrical service is one of the most important areas of the home. The inspection focused on an overview of the electrical system. Any changes to the system should always be done by a qualified electrical contractor.
Inlet electrical service type: Overhead alley service
Service conductor material: Aluminum w/ Al/Cu lugs
Service amperage rating: 100 amps
Location of main power panel: Screened porch back yard
Main electrical panel inspected: The panel was inspected for obvious visual defects, including condition, labeling, breaker taps, and wiring overview. The inspector does not conduct electrical services performed by a licensed contractor.
Branch circuit wiring type: Copper solid core
Circuit wiring type: Romex style sheathed
27) SERVICEABLE - Electrical is serviceable.

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28) SERVICEABLE - Overhead phone / electrical lines.

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29) SERVICEABLE - Inlet electrical overhead service mast.

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Heating System Return to table of contents
Heating system overview: The heating system is a major component of a home. It needs to be safe, reliable, and energy efficient. Heating systems take periodic maintenance to work their best. Inspection of system are not intended to be a guarantee, express or implied, regarding present or future use.
Brand and model: Heil 80
Estimated age of heater: 10 years
Heat energy source: Natural gas
Location of main fuel shut off: East side of house gas meter valve
Heat exchanger observation: Heater heat exchanger inspection plate pulled and a flashlight and mirror observation of the exchanger was conducted. It is a visual inspection for obvious cracks and defects and in no way intended to be a guarantee, express or implied, regarding present or future use.
Heater was cycled: On test, passed
Location and size of air filter: Cold air return in crawlspace
Type of filter: Pleated paper wire reinforced - every 3 months
Forced air distribution system: Sheet metal
30) SERVICEABLE - Heater appears serviceable.

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Note exhaust is running up on horizontal mounted crawlspace heater installation.
 
Cooling System Return to table of contents
Cooling system overview: The cooling system is a major component of a home. Inspection focused on functionality and visual indications. Cooling systems require periodic maintenance to work their best. Inspection of system are not intended to be a guarantee, express or implied, regarding present or future use.
Type of cooling system: Swamp cooler, unit cycled, passed
 
Auxiliary Heat Return to table of contents
Auxilliary heat overview: Auxilliary heat systems were visually inspected for obvious defects. This does not take the place of homeowner communication between the present owners and potential buyers.
Type of auxilliary system: Gas logs insert
31) SERVICEABLE - Auxilliary heat source appears serviceable.

Photo 5  
Gas logs
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Chimney conversion
 
Water Heater Return to table of contents
Water heater overview: Water heating systems are an important function of the household. The unit was inspected for obvious defects and tested at the water faucets for functionality.
Brand and model: Rheem Storm
Age of water heater: 2005
Energy source: Natural gas
Capacity: 50 gallons
 
Plumbing overview Return to table of contents
Plumbing overview: Plumbing is often observed during the inspection in utility rooms, laundry rooms, and unfinished areas. The inspection is restricted to areas of access, and as such, the inspection results do not include plumbing in walls, underground, or unaccessible areas.
Location of main water shut off: Street meter can valve
Water source: Public
Service piping pre meter: Not visible
Location of water meter: Street can valve
Supply pipe after meter: Copper
Vent pipe: Plastic
Drain pipe: Plastic
Dryer duct: In use
32) SERVICEABLE - Plumbing in crawlspace.

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Crawl Space Return to table of contents
Crawl space overview: Crawl spaces are like attics - rarely used and less seen. They offer clues as to construction materials and methods. Only those areas that are accessible are inspected, all others are excluded.
Crawl space type: Stem wall
Support wall and perimeter material: Concrete perimeter
Pier material: Concrete with concrete base
33) SAFETY - Steps into crawlspace entry are narrow and steep. Recommend replacement.

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34) SERVICEABLE - Concrete pier and concrete post observed in crawlspace.

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Crawl Space Electrical Return to table of contents
Crawl space electrical: Outlet and bulb
35) SERVICEABLE -

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Kitchen Overview Return to table of contents
Kitchen overview: The kitchen is an extremely important portion of any home. The inspection focused on functionality of components and operational testing. If the home was occupied at the time of the inspection, testing is limited by access and it is assumed if used, it works. An example would be a refrigerator with items inside. A kitchen inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.
Refrigerator: In use
Range or stove top: Electric, Checked
Oven: Element checked, Door checked
Food disposal: Checked
Faucets and sinks: Checked, Past leaks noted
Drawers random operation: Checked, in use
Countertops: Checked
Dishwasher: Cycled
Kitchen electrical: Branch circuits spot checked, GFCI on first outlet of branch, in use during inspection
36) SERVICEABLE - Undersink plumbing white streaks leak evidence noted. Further observation concluded this leak was not active. Noted that a new garbage disposal unit had been installed. Leak evidence appeared to be from previous disposal as evidenced by fresh pipe with no streaks.
 
Bathroom master and main Return to table of contents
Bathroom overview: Bathrooms are an essential modern convenience. They are tested for functionality and working order. The inspection has no way of looking in the walls, plumbing that is not exposed is excluded.
Toilet: Toilet #1, flushed, stable, Toilet #2, flushed, stable
Sink: Sink #1, faucets checked, plumbing checked, drained, Sink #2, faucets checked, plumbing checked, drained, Sink #3, faucets checked, plumbing checked, drained
Countertops: #1, checked, #2, checked
Bathtub: #1, checked, diverter valve checked, drain checked
Shower stall: #1, faucets checked, drained, enclosure checked
 
Bathrooms master and main Return to table of contents
37) REPAIR - Small sheetrock hole noted near tub main bathroom behind toilet. Recommend repair.

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38) MAINTENANCE - Water stains and mildew noted on shower enclosure master bathroom. Recommend cleaning.

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Interior Rooms and Walls Return to table of contents
Interior walls and rooms overview: Interior walls and rooms are inspected for obvious material defects and concerns. Aesthetic items are not graded or reported, for example paint spattered on the baseboard would not be reported, unless it was a material defect. Another example, a sheetrock nail pop would not be a material defect, but an entire row or section would be a concern. As such, the home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection, and is not a guarantee or warranty.
Doorbell: Checked
Doors and windows randomly checked: Checked
Walls: straight, cracks, drywall seams showing
Closet doors: Checked, Bifold
Ceiling: Checked, Stains, Previous repair
Floors: Checked, Carpet
Stairs and handrails: Checked, Handrails
Fixtures: Checked
Paint and caulk: Checked, Good
39) REPAIR - Ceiling in family room had water stain noted. Closer observation concluded this was not current or damp.
40) REPAIR - Drywall crack noted in family room. Closer observation concluded thid crack to be small and does not appear to be significant.
 
Limitations and Disclaimer Return to table of contents
Note: A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions.
2. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.
3. A Material defect is a condition that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal lifespan is not in itself a material defect.
4. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed.
5. Inspection of the property and the accompanying report are in no way intended to be a guarantee, express or implied, regarding present or future use.
6. Any and all warranties, express or implied, including warranties of merchantability and fitness for a particular purpose, are expressly excluded by this Agreement.
7. The Report is supplementary to the Seller’s disclosure.
 
Thank you for choosing Bluewater Inspection Group for your residential inspection needs. We appreciate your business. If you like what you see, tell your friends and neighbors. There is no better advertisement than a satisfied customer!