Phone: (719) 568-5854 · (720) 295-2452
Inspector: James Eubank
Standard Home Inspection Report
||Tuesday, November 24, 2015
This report published on Thursday, April 07, 2016 10:32:48 AM MDT
Property ownership is both a privilege and a responsibility. Take time to read the entire report.
The inspection and report are provided subject to the terms of the Standard Home Inspection Agreement which is attached to this report.What is the purpose of this property inspection?
- Repair any health and safety concerns before you move in.
- Plan your property's maintenance and upgrades. Make a list of your priorities.
- Understand the property's overall condition before your closing (buying or selling) date.
- A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property, performed for a fee, which is designed to identify defects within specific systems and components that are both observed and deemed material by the inspector. It is based on the observations made on the date of the inspection, and not a prediction of future conditions. It is a snapshot in time. A general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.
- Not all items listed in this report are material defects. You should reasonably determine which items are most significant.
Report number: (removed)
This Report expires on: (removed)
Present during inspection: Client, Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Clear, cool, breezy
Type of building: Single family
Age of main building: 51 years (1964) (uncertain)
Source for main building age: Listing
Front of building faces: West
Additions and modifications: Southeast sunroom addition.
Northeast storeroom addition.
Major basement remodeling.
Some doubt existed about the age of the original structure. Recommend checking with (removed) County Tax Assessor to determine the year the house was built.
is a condition with a real property or any portion of it 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 useful life of such a structural element, system or subsystem is not by itself a material defect.
Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Photos are included to help you better understand the condition of the property at the time of the inspection. Photos are intended to show an example of a concern, but they may not show every occurrence and may not accurately show its severity. Not every concern will have a photo. Do not rely on photos alone.
Site profile: Minor slope
Soil was in contact with or too close to wooden deck substructure components. This is a conducive condition for wood-destroying organisms. Clearances to soil should be as follows:
- 12 inches below beams
- 18 inches below joists
- 6 inches below support post bases and other wood components
Pressure treated wood is typically rated for 25 year contact with soil, but the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps. For other components, soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non-treated wood with treated wood, or installing borate-based products such as Impel rods may help to prevent infestation and damage. For more information, visit: http://www.google.com/search?q=impel+rods
back deck at soil
A shallow drainage depression was found, running south to north along the west edge of the property at the road. Recommend keeping this drainage depression clear of weeds and trash, so that water will drain properly during times of heavy rain or snowmelt.
All areas of the back deck substructure and sunroom floor substructure were inaccessible due to limited space below. These areas couldn't be evaluated and are excluded from the inspection.
A decorative water feature was located northwest of the house. This feature is excluded from the inspection.
Exterior and Foundation
Wall covering: Brick veneer, Metal, Clear plastic, OSB
Foundation type: Finished basement
Foundation/stem wall material: Poured in place concrete
Two window wells below grade had loose covers. This can allow rain or snowmelt to penetrate to the foundation. Recommend installing standard clear window well covers on all window wells.
window well west
window well west
Northeast storeroom had OSB for its walls. OSB is not rated for exterior use, and will deteriorate relatively quickly. Recommend covering the OSB with a standard type of siding, such as metal to match the rest of the house.
Minor mortar cracks were noted in the brick veneer. Many of the cracks had been repaired. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. Recommend that a qualified masonry contractor repair by repointing mortar as needed.
Southeast sunroom had clear plastic walls. This type of wall material can be deteriorated by UV radiation from the sun, and will not typically last as long as standard house siding. Recommend occasional monitoring for deterioration such as cracking or discoloration. Recommend budgeting for replacing the clear plastic as needed.
Pier or support post material: Bearing wall
Beam material: Solid wood
Handrails were missing at both of the basement stairs (interior and exterior). This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
Major remodeling was in progress in the basement at the time of inspection. Owner stated that he will complete drywall, texture, painting, doors, carpet, and trim throughout the basement. Recommend checking these items prior to closing the sale on this house.
Owner planned to install carpet in the basement. Carpet absorbs and retains moisture and odors in humid environments such as basements. Monitor carpeted areas for moisture and odors in the future. Carpeting may need removal and/or replacement with a moisture-resistant flooring material.
Many areas were not evaluated due to lack of access from construction materials. These areas are excluded from the inspection.
Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Roof inspection method: Traversed
Roof surface material: Asphalt or fiberglass composition shingles, Metal panel, Corrugated plastic
Apparent number of layers of roof surface material: One
Significant amounts of debris had accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Plastic roof over the southeast sunroom was in good condition at the time of inspection. Note that this roof material will not last as long as composition or metal roofing. UV radiation from the sun will eventually lead to cracking and discoloration. Recommend occasional monitoring to make sure this roof surface is intact, not leaking, and not discoloring.
plastic roof over sunroom
Main roof surface was in good condition at the time of inspection. Owner stated that the roof surface was five years old.
view of roof
view of roof
Metal roof over the northeast storeroom was in good condition at the time of inspection.
metal roof over storeroom
Attic and Roof Structure
Attic inspection method: Viewed from hatch
Roof structure type: Rafters
Ceiling insulation material: Mineral wool loose fill
Approximate attic insulation R value (may vary in areas): R-30+
All attic areas and roof structures more than 6 feet from attic access point were inaccessible due to possible damage to insulation if traversed, lack of permanent walkways and/or limited height. These areas were not evaluated and are excluded from the inspection.
Carport and Barn
Detached metal carport was in overall good condition at the time of inspection.
Detached barn was in overall average/acceptable condition, with stalls and tack room typical of a horse barn.
Primary service type: Overhead
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
Location of main service panel #A: South exterior wall of house
Location of sub-panel #B: Interior of detached barn
Location of main disconnect: Breaker third from bottom on left side
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: None visible
Carbon monoxide alarms installed: Yes
The service drop wires from the house to the barn were loose (sagging) and were in contact with trees or vegetation. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. Recommend having an electrician tighten the loose wiring.
electric lines in trees
Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Recommend that a a carbon monoxide detector be installed near sleeping areas in homes with a fuel-burning appliance or attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM
Main electric panel was located on the south exterior wall of the house. Main electric disconnect breaker was the third breaker from the bottom on the left side.
main electric service panel
interior of electric panel
Plumbing / Fuel Systems
Location of main water meter: By street
Location of main water shut-off: At water meter
Water service: Community well, Hilltop Water Company
Service pipe material: Copper
Supply pipe material: Copper, CPVC plastic
Drain pipe material: Plastic, Galvanized steel
Location of main fuel shut-off valve: At gas meter, at west edge of property near road
A private well was located east of the house. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:
- That a qualified well contractor fully evaluate the well, including a pump/flow test
- That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
- Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
- Document the current well capacity and water quality for future reference
For more information, visit: http://www.google.com/search?q=private+well
This property had a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
- Consult with the property owner about this system's maintenance and repair history
- Review any documentation available for this system
- Review inspection and maintenance requirements for this system
- That a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit: http://www.google.com/search?q=private+septic+systems
Note that the owner stated that the current septic system will be replaced. Recommend obtaining a written description of the completed septic replacement project, including warranty, prior to closing the sale of this house.
A water filtration system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit: http://www.google.com/search?q=water+filter+systems
water filtration system
Energy source: Natural gas
Estimated age: 2 years (2013)
Capacity (in gallons): 40
Manufacturer: Bradford White
Model number: Defender
Serial number: KH18696423
Location of water heater: Basement
No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens, or damage to the adjacent furnace. Recommend that a qualified plumber install a drain line per standard building practices.
Heating, Ventilation and Air Conditioning (HVAC)
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Forced air heating system manufacturer: Comfortmaker
Forced air furnace serial number: (not found)
Location of forced air furnace: Basement
A/C Type: Split system
A/C Estimated age: 17 years (1998)
A/C Manufacturer: International Comfort Products
Air conditioner serial number: L983146351
Insulation on the air conditioning condensing unit's refrigerant lines (exterior) was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
The estimated useful life for most forced air furnaces is 15-20 years. The inspector was unable to determine the age of the furnace. Be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
The last service date of the gas-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
A/C condensing unit
Fireplaces, Stoves, Chimneys and Flues
Wood-burning stove type: Pellet stove
Wood-burning chimney type: Metal
One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at: http://www.csia.org/
freestanding pellet stove
The pellet stove was the only visible source of heat in the sunroom. Since a hot tub was located in the sunroom, it will be important to keep the temperature above freezing at all times, in order to avoid frozen pipes. This may be difficult to accomplish consistently during the winter. Suggest installing an additional heat source for the sunroom, such as a UL-approved space heater or other heat source.
Significant amounts of materials were present in the pellet stove hopper. As a result, the inspector was unable to fully view or evaluate the firebox(es) and/or components inside (e.g. firebrick, metal liner, log lighter). These components are excluded from this inspection.
Kitchen appliances present during inspection: Range, Dishwasher, Refrigerator
No exhaust hood was installed over the cook top or range, and no wall-mounted exhaust fan was found nearby. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Lighting may also be inadequate. Recommend that a qualified contractor install a vented and lighted range hood, with the exhaust fan ducted outdoors.
The dishwasher interior was obscured by dishes and couldn't be fully evaluated.
Bathrooms, Laundry and Sinks
Both the main floor bathroom and the basement bathroom didn't have exhaust fans installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers.
The vanity sink in the main floor bathroom drained slightly slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
The toilet seat was broken in the master bathroom. Recommend replacement as needed.
Interior, Doors and Windows
The ceiling fan in the master bedroom made a clunking sound. Recommend repair or replacement as needed.
Sunroom roof ledger board was nailed to the building rather than being attached by lag screws or bolts. As a result, the roof structure can eventually separate from the building and collapse. This is a potential safety hazard. Lag screws or bolts, minimum 1/2 inch in diameter, should be installed to securely attach ledger boards to the main structure. Recommend that a qualified person install fasteners per standard building practices. For more information, visit: http://www.google.com/search?q=installing+a+ledger+board
nails attaching ledger board to house structure
A corner of the storeroom addition was enclosed in plastic sheeting. Typical storage items were noted inside this enclosure. Recommend asking seller about the purpose of this enclosure.
enclosed area in storeroom
This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described by the Consumer Products Safety Commission.
Storeroom addition had metal roof structure and metal wall framing.
metal structure storeroom roof
metal structure storeroom walls
Additional recommendations & information
This Inspection is like a "snapshot" of the property's condition on a specific date and time. Those conditions will change, so you need to keep inspecting your property during the time you own it:
- Verify that any air conditioning condensate water is draining properly to the exterior after operation on a hot day.
- Verify that the dryer vent is exhausting properly.
- Verify that the gutters and downspouts are performing during a hard rain.
- Verify that no water is ponding on the property after a hard rain.
- Verify that no dimming or flickering of lights occurs.
- Verify that no repeated resetting of any circuit breakers is necessary.
- Verify that the quantity of the hot water supply is adequate.
- Verify that the performance of the HVAC systems are adequate.
- Verify that no leaking is present in the attic area during a hard rain.
And inspect any of the other concerns that were mentioned in this Report.
For more information on maintaining your home, see these articles at the Westinspect website:
This house meets the following requirements as required in HUD Handbooks 4905.1 and 4150.2: The house can be used and maintained individually without trespass on adjoining properties. It has independent utilities. It has safe and potable water. It has sanitary facilities with a safe method of sewage disposal. The heating is adequate for healthful and comfortable living conditions. The house has domestic hot water. It has electricity for lighting and for equipment used in the living unit. The property has vehicular or pedestrian access from a public or private street. Access to the house is provided without passing through any other living unit. There is no evidence of continuing settlement, leakage, termites, excessive dampness, decay, or other conditions impairing safety or sanitation of the dwelling.
We expect homes to be built according to the standard practices and building codes, if any, that were in use at the date of construction. Older homes often have areas or systems that do not comply with current building codes. While this Inspection makes every effort to point out safety concerns, it does not inspect for building code compliance.
It is common for homes of any age to have had repairs done, and some repairs may appear less than standard. This Inspection looks for items that are not functioning as intended. It does not grade the quality of the repairs.
In older homes, the Inspector reviewed the structure from the standpoint of how it has fared through the years with the materials that were used. You can expect problems to become apparent as time passes. The Inspector will not be able to find all deficiencies in and around a property, especially concerning construction techniques of the past.
If you’re reading this report but did not hire me, James Eubank of Westinspect, to perform the original inspection for you, please note that it is likely that conditions related to the home have probably changed, even if the report is fairly recent. Just as you cannot rely on an outdated weather report, you should not rely on an outdated inspection report. Minor problems noted may have become worse, recent events may have created new issues, and other items may have been corrected and improved. Don’t rely on old information about one of the biggest purchases you’ll ever make. Remember that the cost of a home inspection is insignificant compared to the value of the home. Protect your family and your investment, and please call me directly at 719-568-5854 so that we can arrange for an updated inspection of the property. Thank you!
Copyright © 2016 Westinspect. This Standard Home Inspection Report is the exclusive Intellectual Property (IP) of Westinspect. The client named above has purchased the right to use this Report as part of their due diligence in a real estate transaction. Use of this Report by any unauthorized persons is prohibited.
This Report has been prepared according to the Standards of Practice of the International Association of Certified Home Inspectors. The inspection is comprehensive but not exhaustive. In the inspection report, the emphasis is on visible structural conditions. Decor choices, decorative fixtures, furniture and personal items are not included in a standard home inspection.
Have you read the complete report? It provides safety and maintenance information, as well as common concerns and ways to solve those concerns. If you have any questions about the report, please call or e-mail me. Also visit the website at www.westinspect.us.
Your opinion matters to me. It helps me to be a better inspector when you tell me your questions and comments. Let me hear from you!
EXPIRATION DATE: This Inspection Report describes the property's condition on the day of the Inspection. Conditions can change daily due to ongoing use, deferred maintenance, and environmental circumstances. Your inspection follow-up service expires 60 days after the inspection date. If you do not purchase this property, then this Report expires on the date that the purchase contract expires or is canceled. If you like, you may allow others to read this Report as a part of your informed decision-making. You are not authorized to pass this Report on to other potential buyers, or to other real estate agents.