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Website: http://www.gemstatehomeinspections.com
Email: gemstateinspect@gmail.com
Phone: (208) 640-1673
9030 N Hess St Ste 221 
Hayden ID 83835-9827
Inspector: Timber Turner

Gem State Home Inspections

Client(s):  Jack & Diane Diddy
Property address:  4532 Mellencamp Lane
Coeur d A'lene ID 83814
Inspection date:  Wednesday, July 29, 2015

This report published on Monday, October 17, 2016 4:56:16 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 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 http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Time started: 8:00
Time finished: 11:30
Client present for discussion at end of inspection: Yes
Inspector: Timber
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Sunny
Sq. footage.: 1582
Inspection fee: 275.00
Type of building: Single family, Detached garage, Shop
Buildings inspected: One house, One detached garage,
Age of main building: 2006 (9 years)
Source for main building age: Municipal records or property listing
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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2) Microbial growths were found at one or more locations in the attic and/or the crawl space. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
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crawl space.
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Attic.
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Crawl space.
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Attic.

Grounds
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Site profile: Level
Condition of driveway: Satisfactory
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Satisfactory
Condition of deck, patio and/or porch covers: Satisfactory
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Satisfactory
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Satisfactory
Exterior stair material: Wood

3) A hot tub was installed. Hot tubs, related equipment and supply hookups 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. Regular maintenance is required, and safety issues may exist. Recommend that a qualified specialist evaluate and, if needed, maintain or repair.
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4) Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
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Front and back deck.
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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.
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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: Cement fiber lap siding.
Condition of foundation and footings: Evaluate
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

6) Gaps were found between the bottom of the cement wall and the footing or pier below. Such support posts don't transfer loads to the footing below. Floors and/or the structure can deflect, resulting in non-level floors or damage to the structure. Recommend that a qualified contractor repair as necessary.
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North East corner of the house.
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Crawl Space
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Crawl space inspection method: Traversed
Location of crawl space access point #A: Master bedroom closet
Condition of floor substructure above: Satisfactory
Sub-floor material: Oriented strand board
Pier or support post material: Wood, Bearing wall, Concrete
Beam material: Built-up wood
Floor structure above: Engineered wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: without vents

7) No or partial under-floor insulation was installed in the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
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8) No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
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9) Ventilation for the crawl space was substandard. There were no vents visible. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.
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10) Under-floor insulation was falling down, missing, damaged and/or deteriorated in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
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11) One or more exhaust ducts (e.g. furnace ducts, bathroom fan, clothes dryer) in the crawl space have come apart, were loose or have fallen down. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary.
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Roof
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Estimated age of roof.: 1 to 10 years old. Annually check for normal wear
Roof inspection method: Traversed
Condition of roof surface material: Satisfactory
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Satisfactory
Gutter and downspout material: Not applicable, none installed
Gutter and downspout installation: None

12) 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.
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Attic and Roof Structure
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Attic inspection method: Traversed
Location of attic access point #A: Master bedroom closet
Location of attic access point #B: Laundry room.
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: Fiberglass
Approximate attic insulation R value (may vary in areas): R-38
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Ridge vent(s), Enclosed soffit vents

13) The roof structure, or one or more sections of it, had no visible venting. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and install vents per standard building practices.
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Garage or Carport
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Type: Detached, Garage
Condition of door between garage and house: Satisfactory
Type of door between garage and house: Metal
Condition of exterior entry doors: Satisfactory
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
Garage ventilation: Exists
Condition of wall exterior covering: Satisfactory
Apparent wall structure: Pole
Condition of roof structure: Satisfactory
Roof inspection method: Viewed from eaves on ladder
Roof type: Gable
Roof surface material: Metal panel

14) Detached garage appeared satisfactory.
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Electric
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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 copper
Main disconnect rating (amps): 200
System ground: Not determined, not readily apparent
Condition of main service panel: Satisfactory
Location of main service panel #A: Utility room
Location of main disconnect: Breaker at bottom of main service panel
Condition of branch circuit wiring: Satisfactory
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes and not working.
Smoke alarm power source(s): Hard wired

15) One or more ground fault circuit interrupter (GFCI) type receptacles had an open ground. Open ground GFCI receptacles will trip, but they won't provide a grounded electric supply for appliances that need them. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by upgrading to grounded, 3-conductor wiring. In older dwellings constructed when GFCI protection was not required, and in areas where GFCI protection is not required, replacing 3-slot GFCI receptacles with 2-slot receptacles may be an acceptable repair.
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Exterior of the main house.
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Main house.

16) 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:
http://www.reporthost.com/?SMKALRM
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17) Electrical panel is well marked and satisfactory.
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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 shut-off: Crawl space
Service pipe material: Plastic
Condition of supply lines: Satisfactory
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Satisfactory
Drain pipe material: Plastic
Condition of waste lines: Satisfactory
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Building exterior
Vent pipe condition: Satisfactory
Vent pipe material: Plastic

18) Based on visible components or information provided to the inspector, this property appeared to have 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.reporthost.com/?SEPTIC
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19) What appeared to be the main water shut-off valve was located in the crawl space. This is an inconvenient location at best, and may prevent the water from being turned off in a timely manner in the event of a plumbing emergency. Consider having a qualified plumber relocate the shut-off valve to a more convenient location, such as in a closet or a cabinet under a sink.
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Water Heater
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Condition of water heater: Satisfactory
Type: Tank
Energy source: Electricity
Capacity (in gallons): 65
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Location of water heater: Laundry room
Hot water temperature tested: Yes

20) Water temperature taken in several places in the house.
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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
Last service date of primary heat source: 10/14/13
Source for last service date of primary heat source: Label
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Weather King
Location of forced air furnace: Closet
Condition of furnace filters: Required replacement
Location for forced air filter(s): At end of air handler
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Location: Back of house.
Type: Packaged unit
Condition of cooling system and/or heat pump: Weather King.

21) The last service date of the gas or oil-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 or oil, 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.reporthost.com/?ANFURINSP
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22) 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.

23) 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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24) The furnace heating system was not fully evaluated because the gas supply was off. 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 shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).
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25) The heat pump or air conditioner condensing unit was not fully evaluated because the electricity supply was turned off. 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).
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Kitchen
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Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Under-sink food disposal, Microwave oven
Condition of counters: Satisfactory
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Satisfactory
Condition of under-sink food disposal: Satisfactory
Condition of dishwasher: Satisfactory
Condition of range, cooktop or oven: Not determined
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Satisfactory, Counter top.

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) Kitchen stove was inoperable. Recommend that a qualified person repair as necessary.
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Bathrooms, Laundry and Sinks
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Location #A: Full bath, Master bath
Condition of counters: Satisfactory
Condition of cabinets: Appeared serviceable
Condition of flooring: Satisfactory
Condition of sinks and related plumbing: Satisfactory
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Satisfactory
Condition of shower(s) and related plumbing: Satisfactory, Minor blemishes consistent with the age of the house.
Condition of ventilation systems: Satisfactory
Bathroom and laundry ventilation type: with individual ducts

28) The toilet at location(s) #A didn't flush or had a weak flush. Recommend that a qualified plumber evaluate and repair or replace the toilet as necessary.
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29) The exhaust fan at location(s) #A was weak or slow. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

30) Jetted tub appeared to be in working order at the time of inspection.
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Interior, Doors and Windows
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Condition of exterior entry doors: Satisfactory
Exterior door material: Metal, Fiberglass or vinyl, Glass panel
Condition of interior doors: Satisfactory
Condition of windows and skylights: Satisfactory
Type(s) of windows: Vinyl, Multi-pane, Single-hung
Condition of walls and ceilings: Satisfactory
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Satisfactory
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products

31) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
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32) 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

33) Water stains or evidence of leaking was found at one or more windows. Recommend that a qualified contractor evaluate and repair as necessary.
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At the front of the house.
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At the front of the 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.


Thank You,
Timber Turner


Gem State Home Inspections
208-640-1673

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