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Phone: (208) 640-1673
9030 N Hess St Ste 221 
Hayden ID 83835-9827
Inspector: Timber Turner


Gem State Home Inspections

Client(s):  Titus T. Turner
Property address:  1185 W New Orleans Blvd.
Post falls Id 83854
Inspection date:  Wednesday, October 14, 2015

This report published on Friday, October 14, 2016 6:24:19 PM PDT

Please understand that there are limitations to this inspection. Many components of the home are not visible during the inspection and very little historical information is provided in advance of the inspection. While we can reduce your risk of purchasing a home, we cannot eliminate it, nor can we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommend that you budget for unexpected repairs. On average, we have found that setting aside roughly one percent of the value of the home on an annual basis is sufficient to cover unexpected repairs.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in satifactory condition
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at

Table of Contents
General Information
Exterior and Foundation
Attic and Roof Structure
Garage or Carport
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

General Information
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Time started: 8:30 A.M.
Client present for discussion at end of inspection: No
Inspector: Timber
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Ground condition: Dry
Sq. footage.: 2528
Inspection fee: 300.00
Payment method: Credit card, Invoiced
Buildings inspected: One house
Age of main building: 1999 (16 years)
Source for main building age: Municipal records or property listing
Front of building faces: West
Main entrance faces: West
Occupied: No

1) One or more hornet, bee or wasp nests were found at the building exterior. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
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Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
Site profile: Level
Condition of driveway: Satisfactory
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Satisfactory
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Satisfactory
Deck, patio, porch cover material and type: Open, Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood, Concrete, 2x6 painted.
Exterior stair material: Wood

2) The rear deck appears to be well built with support beams in concrete. Recently stained/painted. Some of the deck boards are loose Recommend that a qualified person repair as necessary.
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3) Recommend re-sealing exposed aggregate for the front porch.
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Minor crack noted.

4) The side gate was difficult to open and close and needs repaired.
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5) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons. One or more minor cracks (1/2 inch or less) were found in the driveway. Recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

Exterior and Foundation
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Wall inspection method: Viewed from ground
Condition of wall exterior covering: Satisfactory
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Satisfactory
Apparent foundation type: Finished basement
Footing material (under foundation stem wall): Poured in place concrete

6) The siding needs routine cleaning and maintenance.
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7) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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8) Caulk was missing in some areas. For example, Front porch support beams.. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
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9) Several basement windows were installed with no "drip cap" or "Z" flashings installed above them. Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors. Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain caulk and paint as necessary. Consult with a qualified contractor about installing flashings where needed, and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
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Estimated age of roof.: 10 to 20 years old. Annually check for roof deterioration and wind damage.
Roof inspection method: Traversed
Condition of roof surface material: Satisfactory
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Satisfactory
Condition of gutters, downspouts and extensions: Satisfactory
Gutter and downspout material: Metal
Gutter and downspout installation: Full

10) Several rubber or neoprene pipe flashings were split or cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace flashings where necessary.
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11) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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12) Significant amounts of debris have accumulated in the gutters. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. Recommend cleaning gutters and downspouts now and as necessary in the future.
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13) Roof, attic vents, and B- vents satisfactory.
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Attic and Roof Structure
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Attic inspection method: Traversed
Location of attic access point #A: Hallway, first floor
Condition of roof structure: Satisfactory
Roof structure type: Trusses, 2x4
roof material: Oriented strand board
Ceiling structure: Trusses, 2x4
Condition of insulation in attic (ceiling, skylight chase, etc.): Satisfactory
Ceiling insulation material: Mineral wool loose fill
Approximate attic insulation R value (may vary in areas): R-38
Condition of roof ventilation: Satisfactory
Roof ventilation type: Box vents (roof jacks), Enclosed soffit vents

14) One exhaust ducts in the attic has a hole. This can result in increased moisture levels inside the structure. Recommend that a qualified person make permanent repairs as necessary.
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15) Attic Insulation and venting satisfactory.
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Garage or Carport
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Condition of door between garage and house: Satisfactory
Type of door between garage and house: Solid core, Metal, With visible fire-resistance rating, Twenty minute fire rating.
Condition of garage vehicle door(s): Satisfactory
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Satisfactory
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Satisfactory
Condition of garage interior: Satisfactory

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Electric service condition: Satisfactory
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Copper
Condition of main service panel: Satisfactory
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Satisfactory
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes and tested
Smoke alarm power source(s): Hard wired

16) Several modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.

These were located in the basement along the back wall and bedrooms.
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17) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
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18) Electrical panel is well marked.
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Plumbing / Fuel Systems
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Condition of service and main line: Satisfactory
Water service: Public
Location of main water meter: By street
Location of main water shut-off: Basement
Service pipe material: Copper
Condition of supply lines: Satisfactory
Supply pipe material: Copper
Condition of drain pipes: Satisfactory
Drain pipe material: Plastic
Condition of waste lines: Satisfactory
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Crawl space, Building exterior
Vent pipe condition: Satisfactory
Vent pipe material: Plastic
Location of main fuel shut-off valve: At gas meter, At building exterior

19) Main water shutoff valve is located in behind the hot water tank.
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20) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) 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. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
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Water Heater
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Condition of water heater: Satisfactory
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Manufacturer: Ruud
Model number: P40-7
Location of water heater: Laundry room, Basement
Hot water temperature tested: Yes
Estimated age of hot water tank.: 16 years

21) Water temperature taken in several places in the house.
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22) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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Heating, Ventilation and Air Condition (HVAC)
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General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Satisfactory
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Bryant
Location of forced air furnace: Laundry room, Basement
Condition of furnace filters: Satisfactory, 20x20x1
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Satisfactory
Condition of combustion air supply: Satisfactory
Condition of cooling system and/or heat pump: Satisfactory
Cooling system and/or heat pump fuel type: Electric
Location: West side of the house
Type: Packaged unit
Estimated age: 16 years old.
Condition of cooling system and/or heat pump: Bryant
Condition of controls: Satisfactory

23) The last service date of the forced air heating/cooling system 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 service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
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24) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines 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.
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Fireplaces, Stoves, Chimneys and Flues
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Condition of gas-fired fireplaces or stoves: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Metal pre-fab fireplace
Fan or blower installed in gas-fired fireplace or stove: Yes
Condition of chimneys and flues: Satisfactory
Wood-burning chimney type: Metal
Gas-fired flue type: Direct vent

25) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, dishwashers, refrigerators, freezers, ice makers, hot water dispensers and water filters; Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Oven, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
Condition of counters: Satisfactory, Minor blemishes consistent with the age of the house.
Condition of cabinets: Appeared serviceable, Minor blemishes consistent with the age of the house.
Condition of sinks and related plumbing: Satisfactory
Condition of under-sink food disposal: Satisfactory, Badger 1
Condition of dishwasher: Satisfactory, Bosch
Condition of range, cooktop or oven: Satisfactory, LG.
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable, KitchenAid
Condition of built-in microwave oven: Satisfactory, LG

26) No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
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27) The kitchen has newer appliances and appeared to be in working order at the time of inspection.
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Bathrooms, Laundry and Sinks
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Location #A: Full bath, first floor
Location #B: Full bath, Master bath, first floor
Location #C: Full bath, basement
Location #D: Laundry room/area, basement
Condition of counters: Satisfactory
Condition of cabinets: Appeared serviceable
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Satisfactory
Condition of toilets: Satisfactory
Condition of bathtubs and related plumbing: Satisfactory
Condition of shower(s) and related plumbing: Satisfactory
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

28) The clothes dryer exhaust duct appeared to need cleaning. Significant amounts of lint build-up were visible and may reduce air flow. This is a fire hazard. Recommend that a qualified person clean this duct now and as necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
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29) Flooring at the base of the toilet at location(s) #C was wet. Recommend that a qualified contractor evaluate and repair as necessary. For example, by removing the toilet, making repairs to the sub-floor if necessary, replacing flooring if necessary, and installing a new wax ring when the toilet is reinstalled.
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30) The exhaust fan at location(s) #B was noisy or vibrated excessively. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
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31) The sink at location(s) #C drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
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32) The sink at location(s) #B was worn, blemished or deteriorated.

Interior, Doors and Windows
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Condition of exterior entry doors: Satisfactory
Exterior door material: Metal, Fiberglass or vinyl, Sliding glass
Condition of interior doors: Satisfactory, Minor blemishes consistent with the age of the house.
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Multi-pane, Sliding, Fixed
Condition of walls and ceilings: Satisfactory, Minor blemishes consistent with the age of the house.
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Satisfactory
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
Condition of stairs, handrails and guardrails: Satisfactory

33) Trim was damaged in one or more areas. Recommend that a qualified person repair as necessary.
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34) Several basement windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
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35) Caulk was deteriorated in some areas. For example, around windows. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
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36) Several of the bathroom tracks need to be cleaned.
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Thank you for selecting our company. We appreciate the opportunity to be of service. Should you have any questions about the general condition of the house in the future, we would be happy to answer these. There is no fee for this telephone consulting. Our fees are based
on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.

Thank You,
Timber Turner

Gem State Home Inspections

Home appliance estimated design life:
1. Gas furnace: 15-20 years
2. Gas boiler: 17-24 years
3. Oil furnace: 18-25 years
4. Electric furnace: 18-25 years
5. Heat pump: 15 years
6. Central air conditioning: 15 years
7. Water heater (tank): 8-12 years
8. Water heater (tankless): 20+ years
9. Range and oven: 18-20 years
10. Refrigerator/Freezer: 18-20 years
11. Dishwasher: 9-11 years
12. Microwave oven: 10 years
13. Range hood and fan: 14 years
14. Food disposal: 10-12 years
15. Garage door opener: 10 years
16. Laundry washing machine: 14 years
17. Laundry dryer: 14 years
18. Bathtub/Sink: 10-30 years
19. Smoke or CO detector: 8-10 years
20. Exhaust fans: 10 years