Phone: (208) 640-1673
9030 N Hess St. Suite 221
Hayden ID 83835-9827
Inspector: Timber Turner
Gem State Home Inspections
||Fred and Wilma Gemstones
||7777 Bedrock Lane
Coeur d Alene Id
||Saturday, March 14, 2015
This report published on Saturday, March 14, 2015 4:49:31 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:
|Safety||Poses a safety hazard|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Minor Defect||Correction likely involves only a minor expense|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Serviceable||Item or component is in satifactory condition|
|Comment||For 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 http://www.reporthost.com/glossary.asp
12:00Present during inspection:
ClientClient present for discussion at end of inspection:
YesWeather conditions during inspection:
RainTemperature during inspection:
Cool, 41 degreesSquare ft. of property:
No chargeType of building:
Single familyBuildings inspected:
One houseAge of main building:
1974Source for main building age:
Municipal records or property listingFront of building faces:
NorthMain entrance faces:
Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:http://www.reporthost.com/?EPAhttp://www.reporthost.com/?CPSChttp://www.reporthost.com/?CDC
The water service was not turned on during the inspection. The inspector operates only "normal" controls such as faucets, and does not operate shut-off valves to the water meter or house. As a result, plumbing supply, drain waste and vent lines, traps, pumps, fixtures, and some appliances such as water heaters weren't fully evaluated. The water pressure was not determined. Recommend that a qualified person make a full evaluation of the plumbing system after the water supply is turned back on. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found after this evaluation should be repaired by a qualified plumber.
Based on non-standard construction observed, additions and/or modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.
At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
One car garage was converted to a living room.
Pools, spas, hot tubs, saunas, steam baths, fountains and/or other types of related systems
and components, including any concealed or underground plumbing, piping or electrical, are not apart of this inspection
Minor slopeCondition of driveway:
Required repair, replacement and/or evaluation (see comments below)Driveway material:
Poured in place concreteCondition of sidewalks and/or patios:
Poured in place concrete, Paving stonesCondition of deck, patio and/or porch covers:
SatisfactoryDeck, patio, porch cover material and type:
OpenCondition of decks, porches and/or balconies:
SatisfactoryDeck, porch and/or balcony material:
Plastic fiberCondition of stairs, handrails and guardrails:
SatisfactoryExterior stair material:
Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Exterior and Foundation
Wall inspection method:
Viewed from groundCondition of wall exterior covering:
SatisfactoryApparent wall structure:
Wood frameWall covering:
VinylCondition of foundation and footings:
SatisfactoryApparent foundation type:
Finished basementFoundation/stem wall material:
Poured in place concreteFooting material (under foundation stem wall):
Poured in place concreteHose bibs-Anti siphon valves:
Fence(s) were attached to or in contact with the building exterior. Such attachments can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so there is at least a 2-inch gap between fences and building exteriors.
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.
Roof inspection method:
TraversedCondition of roof surface material:
SatisfactoryRoof surface material:
Asphalt or fiberglass composition shinglesRoof type:
HippedCondition of exposed flashings:
SatisfactoryCondition of gutters, downspouts and extensions:
Required repair, replacement and/or evaluation (see comments below)
Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
One or more gutters and/or downspouts were loose and/or leaking. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Ridge roof cap missing.
Some debris have accumulated in one or more gutters or downspouts. Recommend cleaning gutters and downspouts now and as necessary in the future.
Attic and Roof Structure
Attic inspection method:
Viewed from hatch(es)Condition of roof structure:
SatisfactoryRoof structure type:
TrussesCondition of insulation in attic (ceiling, skylight chase, etc.):
SatisfactoryCeiling insulation material:
Fiberglass loose fillApproximate attic insulation R value (may vary in areas):
R-38Condition of roof ventilation:
SatisfactoryRoof ventilation type:
Box vents (roof jacks), Gable end vents, Enclosed soffit vents
The roof decking was spongy, soft or springy in one or more areas when the inspector walked on those areas. This may be caused by deteriorated sheathing, damaged rafters or trusses, and/or otherwise substandard construction. Recommend that a qualified contractor evaluate and repair as necessary.
One or more exhaust fan ducts terminated at a Gable vent rather than at a dedicated hood or cap. Gable vents are designed to allow cool air to be drawn into the attic, and to prevent excess moisture from accumulating in the attic. When such ducts are routed to terminate at Gable vents, the moist exhaust air may flow back into the attic and the Gable venting will be reduced. Recommend that a qualified contractor repair per standard building practices. For example, by installing approved hoods or caps at the roof surface or exterior wall(s), and permanently securing exhaust ducts to them.
Bathroom vent was attached to gable vent.
The inspector attempts to locate attic access points and evaluate attic spaces where possible. Such access points may be obscured by stored items or furnishings, but various home inspection standards of practice do not require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures.
No access to attic above living room/previous garage.
Garage or Carport
AttachedCondition of door between garage and house:
SatisfactoryCondition of garage floor:
Electric service condition:
SatisfactoryPrimary service type:
UndergroundNumber of service conductors:
3Service voltage (volts):
120-240Estimated service amperage:
200Primary service overload protection type:
Circuit breakers, FusesService entrance conductor material:
Stranded copperMain disconnect rating (amps):
Cold water supply pipesCondition of main service panel:
SatisfactoryCondition of sub-panel(s):
SatisfactoryLocation of main service panel #A:
Basement, BedroomLocation of main service panel #B:
Utility room, BasementLocation of sub-panel #C:
Building exteriorCondition of branch circuit wiring:
SatisfactoryBranch circuit wiring type:
Non-metallic sheathedGround fault circuit interrupter (GFCI) protection present:
YesArc fault circuit interrupter (AFCI) protection present:
NoSmoke alarms installed:
Yes, but not testedCarbon monoxide alarms installed:
Yes, but not tested
Panel(s) #B and C used screw-in fuses for the over-current protection devices. Fuses are prone to tampering and over-fusing, which can damage wiring and cause fire hazards. Insurance companies may deny coverage for homes with fused panels. Modern panels use circuit breakers for over-current protection devices, which can be reset easily after tripping rather than needing to replace fuses. Modern panels also offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). Consult with a qualified electrician about replacement options for fused panels, and about other system upgrades as necessary.
One or more electric receptacles (outlets) at the kitchen and/or pool had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
- Outdoors (since 1973)
- Bathrooms (since 1975)
- Garages (since 1978)
- Kitchens (since 1987)
- Crawl spaces and unfinished basements (since 1990)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
For more information, visit:http://www.reporthost.com/?GFCI
One or more receptacles (outlets) were worn. Worn receptacles can work intermittently or when the plug is wiggled. They can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
No electric power to outlet.
One or more receptacles (outlets) were installed directly above electric baseboard heaters. This was a common practice in the past, but insulation on appliance cords in contact with the heater(s) can be damaged by heaters. This is a shock and fire hazard. Recommend that a qualified electrician make repairs or modifications as necessary. For example, by converting receptacles to junction boxes, moving receptacles and/or moving baseboard heaters.
One or more electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:http://www.reporthost.com/?RPR
One or more electric receptacles (outlets) were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.
Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association
, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:http://www.reporthost.com/?SMKALRMLS
GFI;s Tripped and reset in both bathrooms
Plumbing / Fuel Systems
Condition of service and main line:
PublicLocation of main water shut-off:
BasementCondition of supply lines:
SatisfactorySupply pipe material:
CopperCondition of drain pipes:
SatisfactoryDrain pipe material:
Galvanized steelCondition of waste lines:
SatisfactoryWaste pipe material:
Galvanized steelVent pipe condition:
SatisfactoryVent pipe material:
Galvanized steelLocation of main fuel shut-off valve:
At gas meter, At building exterior
Main water shutoff valve located in basement utility room.
This home was winterized. Typically this means the following:
- The water supply has been turned off at the meter or main shut-off valve
- The water supply to fixtures such as sinks, toilets, tubs and showers have been turned off at local shut-off valves
- Sink drain traps and toilet bowls have been filled with anti-freeze
- The water and power or fuel supplies to the water heater have been turned off
"De-winterizing" a home is not part of a home inspection. The inspector does not operate shut-off valves, meter valves, circuit breakers, or light pilot lights. This significantly limits the ability of the inspector to evaluate various systems and components such as plumbing fixtures, supply/drain/waste/vent lines and the water heater. They are excluded from this inspection. Recommend when the home has been completely de-winterized that a qualified person fully evaluate them.
The water supply to some plumbing system fixtures, appliances and/or components appeared to be shut off during the inspection and these were not fully evaluated. They are excluded from the inspection.
ElectricityCapacity (in gallons):
50Location of water heater:
BasementHot water temperature tested:
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. Recommend that a qualified plumber install a drain line per standard building practices.
Heating, Ventilation and Air Condition (HVAC)
General heating system type(s):
Electric heatersCondition of electric heaters (not forced air):
SatisfactoryElectric heater type (not forced air):
Baseboard, Wall mounted, with fanCondition of cooling system and/or heat pump:
Required repair, replacement and/or evaluation (see comments below)Cooling system and/or heat pump fuel type:
Through wallCondition of controls:
Dirt or lint had accumulated on the fins, fan blades and/or motor of one or more electric wall heaters equipped with fans. This is a potential fire hazard. Recommend that a qualified person clean heaters now and as necessary in the future. Note that the power to heaters must be turned off at the electric panel before cleaning them.
The heat pump or air conditioner condensing unit was not fully evaluated because the the overcurrent protection device was turned off, tripped or missing. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate or replace overcurrent protection devices, or operate any controls other than normal controls (thermostat).
Condition of counters:
SatisfactoryCondition of cabinets:
SatisfactoryCondition of sinks and related plumbing:
Required repair, replacement and/or evaluation (see comments below)Condition of under-sink food disposal:
N/A (none installed)Condition of range, cooktop or oven:
Evaluate.Range, cooktop or oven type:
ElectricType of ventilation:
Hood or built into microwave over range or cooktopCondition of refrigerator:
SatisfactoryCondition of built-in microwave oven:
N/A (none installed)Condition of range, cooktop or oven:
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.
One of the burners on the stove did not turn on.
Water damage was found in shelving or cabinets below the sink. Recommend that a qualified contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.
Gaps, no caulk, or substandard caulking were found between countertops and backsplashes and/or around the sink. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
Bathrooms, Laundry and Sinks
Full bath, second floorLocation #B:
3/4 bath, basementCondition of counters:
SatisfactoryCondition of cabinets:
SatisfactoryCondition of flooring:
SatisfactoryCondition of sinks and related plumbing:
SatisfactoryCondition of toilets:
SatisfactoryCondition of bathtubs and related plumbing:
SatisfactoryCondition of shower(s) and related plumbing:
SatisfactoryCondition of ventilation systems:
SatisfactoryBathroom and laundry ventilation type:
with individual ductsGas supply for laundry equipment present:
No240 volt receptacle for laundry equipment present:
The clothes dryer exhaust duct was kinked, crushed or damaged. Air flow will be restricted as a result and the clothes dryer may overheat. This is a safety hazard due to the risk of fire. Recommend that a qualified person replace or repair the duct as necessary. For more information, visit:http://www.reporthost.com/?DRYER
Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #A and B. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
The wall and/or Ceiling by the shower at location(s) #B was water-damaged. Recommend that a qualified person repair as necessary.
Interior, Doors and Windows
Condition of exterior entry doors:
Required repair, replacement and/or evaluation (see comments below)Exterior door material:
Metal, Fiberglass or vinyl, Sliding glassCondition of interior doors:
SatisfactoryCondition of windows and skylights:
SatisfactoryType(s) of windows:
Vinyl, Metal, Single-pane, SlidingWall type or covering:
Drywall, PlasterCeiling type or covering:
Acoustic sprayCondition of flooring:
SatisfactoryFlooring type or covering:
Carpet, TileCondition of stairs, handrails and guardrails:
One or more holes were found in the interior walls patch and repair as needed.
Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners
exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit:http://www.reporthost.com/?SQUEAK
One or more interior doors were damaged. Recommend that a qualified person replace or repair doors as necessary.
Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:http://www.reporthost.com/?ECC
One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
Rear French doors leading to back yard/pool needs repaired or replaced
Gas meter on carport side of house.
Roof vents satisfactory.
Back yard pergola satisfactory.
Back of house.
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.
Gem State Home Inspections