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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):  Mr. Idaho
Property address:  7777 On the water Dr,
Sandpoint Id
Inspection date:  Monday, May 15, 2017

This report published on Thursday, November 02, 2017 5:12:47 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 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 http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Heating, Ventilation and Air Condition (HVAC) 2
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary


General Information
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Time started: 8:30 a.m.
Present during inspection: Realtor
Client present for discussion at end of inspection: No
Weather conditions during inspection: Cloudy
Temperature during inspection: Cool, 47° degrees
Ground condition: Dry
Recent weather: Sunny
Sq. footage.: 7800
Inspection fee: 850.00
Payment method: Credit card
Age of main building: 1999 (18 years)
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present

1) The house appears to be well built with some deferred maintenance.

2) 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.

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of fences and gates: Appears serviceable
Fence and gate material: Wood
Retaining wall material: Concrete
Site profile: Minor slope
Condition of driveway: Satisfactory
Driveway material: Asphalt
Condition of sidewalks and/or patios: Satisfactory
Sidewalk material: Poured in place concrete
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Appears serviceable
Deck, porch and/or balcony material: Concrete
Condition of stairs, handrails and guardrails: Satisfactory. See comments below.

3) Several of the metal stairs have areas of rust that need to be primed and painted.
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4) 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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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Stucco
Condition of foundation and footings: Satisfactory
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

5) Some or all of the exterior finish appeared to be exterior insulation and finishing system (EIFS). This is a synthetic stucco that is prone to failure, especially in damp climates. Typically, cracks occur in the finish and allow moisture to penetrate the foam backing. This often produces fungal rot which causes structural damage to wooden wall structures behind the EIFS. It may also result in mold growth.

The client should understand that this is a visual inspection only. No destructive testing or probing is performed, and the inspector cannot determine the condition of materials inside or behind the EIFS finish. It is common practice for EIFS to be evaluated by a certified EIFS specialist, even when no obvious signs of deterioration or substandard installation are found. If concerned, have a certified specialist evaluate further to determine if repairs are needed. Any repairs needed should be made by a qualified contractor. For more information, visit:
http://www.reporthost.com/?EIFS
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Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Location of crawl space access point #A: Building exterior
Sub-floor material: Plywood
Pier or support post material: Bearing wall, Steel
Beam material: Steel
Floor structure above: Steel 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
Vapor barrier present: None visible
Condition of crawl space ventilation: Satisfactory
Ventilation type: with vents

6) 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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7) Under-floor insulation was falling down 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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Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future.
Estimated age of roof.: 20 plus. Annually check for roof deterioration and wind damage. Recommend a qualified roofer evaluate
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Concrete tile, Corrugated plastic or fiberglass
Roof type: Hipped
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Satisfactory
Condition of gutters, downspouts and extensions: Servicable
Gutter and downspout material: Built
Gutter and downspout installation: Full

8) Some cement shingles were cracked and/or damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
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9) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.reporthost.com/?MOSS
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10) One or more scuppers at flat roof perimeters were clogged. Leaks and/or water damage can occur as a result. Recommend cleaning scuppers now and in the future as necessary.
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11) The clips for the electrical wires on the roof were missing and loose. Recommend that a qualified person repair as needed.
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Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so.
Attic inspection method: Traversed
Location of attic access point #A: Hallway, second floor
Condition of roof structure: Servicable
Roof structure type: Trusses
roof material: Plywood
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Satisfactory
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-30
Condition of roof ventilation: Satisfactory
Roof ventilation type: Ridge vent(s), Open soffit vents

12) One or more animal (e.g. bird, squirrel) nests were found in the attic. Nesting materials should be removed. Surrounding insulation should be repaired or replaced if necessary. Holes or openings into the attic (e.g. screens, gaps) should be repaired as necessary by a qualified person to prevent future nesting or vermin intrusion.

13) What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
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14) Attic Insulation and venting satisfactory.
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Garage
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Satisfactory
Type of door between garage and house: Solid core, Metal
Condition of exterior entry doors: Satisfactory
Exterior door material: Fiberglass or vinyl
Condition of garage vehicle door(s): Appears serviceable
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 roof structure: Servicable
Roof inspection method: Traversed
Roof type: Hipped
Roof surface material: Concrete tile

15) There was a step towards the back of the garage near the man door. Recommend that a qualified person paint the edge to identity the the drop off.
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16) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.reporthost.com/?MOSS
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17) Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
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Electric
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Limitations: The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appears serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 320 or 400
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil, Copper
Condition of main service panel: Appears serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Mechanical room
Location of main service panel #B: Mechanical room
Location of sub-panel #C: Mechanical room
Location of sub-panel #D: Mechanical room
Location of main disconnect: Breaker at bottom of main service panel
Condition of branch circuit wiring: Appears serviceable
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, but not tested
Carbon monoxide alarms installed: Yes, but not tested
Smoke alarm power source(s): Hard wired

18) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. 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. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appears serviceable
Location of main water shut-off: In mechanical room, Building exterior
Service pipe material: Copper
Condition of supply lines: Appears serviceable
Supply pipe material: Copper
Condition of drain pipes: Appears serviceable
Drain pipe material: Plastic
Condition of waste lines: Appears serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Building exterior
Vent pipe condition: Appears serviceable
Vent pipe material: Plastic
Sewage ejector pump installed: Yes
Condition of sewage ejector pump: Appeared serviceable
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
Location of main fuel shut-off valve: By furnace

19) 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. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water.
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20) Steel piping for the gas service located outside was corroded. A qualified person should prep and paint lines as necessary with a rust-preventative paint to further corrosion.
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21) A water softener 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. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. 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.reporthost.com/?WTRSFT
http://www.reporthost.com/?HRDWTR
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22) 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.reporthost.com/?WTRFLTR
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23) A lift pump 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. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's recommendations. Typically, these pumps have a lifespan of 7-10 years. For more information, visit:
http://www.reporthost.com/?SEWEJPMP
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24) Main water shutoff valve is located in the mechanical room.
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Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appears servicable
Type: Tank
Estimated age: 2014
Capacity (in gallons): 97
Manufacturer: Rheem
Serial number: A501400552
Location of water heater: Garage
Hot water temperature tested: Yes
Condition of burners: Satisfactory
Condition of venting system: Satisfactory
Condition of combustion air supply: Satisfactory

25) Water temperature taken in the house.
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Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace, Heat pump, Gas fireplace or stove
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of forced air heating/(cooling) system: Near, at or beyond service life. See comments below.
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 1999
Forced air heating system manufacturer: Carrier
Location of forced air furnace: Mechanical room
Condition of furnace filters: Satisfactory
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of cooling system and/or heat pump: Satisfactory
Cooling system and/or heat pump fuel type: Electric
Location: Behind the garage.
Type: Packaged unit, Heat pump
Estimated age: 1999
Condition of cooling system and/or heat pump: Carrier

26) The last service date of the gas or 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.reporthost.com/?ANFURINSP

27) An electronic air filter was installed. Recommend checking filters upon taking occupancy and monthly in the future. Guidelines vary depending on the manufacturer, but when the filters are dirty, the following steps should normally be performed:
  • Turn off filter and wait 30 seconds before pulling off cover
  • Note direction arrow on cells is oriented and positions of pre-filters and cells
  • Remove cells and pre-filters
  • Clean pre-filters with a vacuum cleaner and brush attachment
  • Wash cells in a dishwasher, in a tub or with a garden hose
  • Be careful not to break ionizing wires or bend collector plates
  • Use only soaps that are safe for aluminum (e.g. dishwasher soap)
  • When using a dishwasher, support cells with 4 glasses, and don't use the drying cycle
  • When using a bathtub, soak cells for 15-20 minutes and then agitate them
  • Let cells air-dry
  • Reinstall cells and filters in the correct position and orientation and turn filter back on
Note that how often filters need cleaning depends on how the system is configured (e.g. always on versus "auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season). For more information, visit:
http://www.reporthost.com/?EAFM

28) What appeared to be past water stains were visible on the roof structure at one or more locations in the mechanical room. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
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29) Three of the four carrier furnaces were built in 1999 (18 years). The estimated useful life for most forced air furnaces is 15-20 years. These furnaces appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
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30) Four Carrier A/C units are 1999 ( 18 years)
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. The units appeared to be near at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
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31) 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.

Heating, Ventilation and Air Condition (HVAC) 2
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of forced air heating/(cooling) system: Appears servicable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 2012
Forced air heating system manufacturer: Carrier
Location of forced air furnace: Mechanical room
Forced air system capacity in BTUs or kilowatts: 100.000
Condition of furnace filters: Satisfactory
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appears servicable
Condition of controls: Satisfactory

32) The last service date of the gas or 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.reporthost.com/?ANFURINSP

33) Insulation from several heating or cooling ducts in the crawl space was falling down, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
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34) Recommend replacing HVAC filter upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing them as necessary. How frequently they need replacing 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).

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplaces or stoves: Serviceable
Fan or blower installed in gas-fired fireplace or stove: Yes
Condition of chimneys and flues: Appears servicable
Gas-fired flue type: Masonry with metal liner

35) 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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Kitchen
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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: Range, Oven, Cooktop, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven, Hot water dispenser
Condition of counters: Serviceable.
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Serviceable.
Condition of hot water dispenser: Appeared serviceable
Condition of under-sink food disposal: Appears serviceable
Condition of dishwasher: Appears serviceable.
Condition of range, cooktop or oven: Appears serviceable.
Range, cooktop or oven type: Natural gas
Type of ventilation: Wall or ceiling mounted fan, Down draft exhaust, ducted to exterior
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Serviceable.

36) Kitchen stove was in working order at the time of inspection.
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: 3/4 bath, Laundry room/area, first floor
Location #B: Half bath, first floor
Location #C: Full bath, Master bath, first floor
Location #D: 3/4 bath, second floor
Location #E: Laundry room/area, second floor
Location #F: Full bath, second floor
Condition of counters: Serviceable.
Condition of cabinets: Appeared serviceable
Condition of flooring: Satisfactory
Condition of sinks and related plumbing: Serviceable.
Condition of toilets: Serviceable.
Condition of bathtubs and related plumbing: Serviceable.
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
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: Yes
240 volt receptacle for laundry equipment present: Yes

37) The inspector was unable to determine if ground fault circuit interrupter (GFCI) protection was installed for the jetted bathtub's electric supply due to lack of access to the equipment below the bathtub. If no GFCI protection is installed, then this is a safety hazard due to the risk of shock. Recommend that a qualified electrician evaluate and install GFCI protection if none exists. If necessary, modifications should be made to allow access to the GFCI device for periodic evaluation and to reset it when it trips.
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38) The exhaust fan at location(s) #C 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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39) The shower head at location(s) #C was dripping when the shower was turned off. Recommend that a qualified person repair as necessary.
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Satisfactory
Exterior door material: Wood, Metal, Fiberglass or vinyl
Condition of interior doors: Satisfactory
Condition of windows: Serviceable.
Type(s) of windows: Vinyl, Multi-pane, Casement, Fixed
Condition of walls and ceilings: Satisfactory
Wall type or covering: Drywall, Paneling
Ceiling type or covering: Drywall, Tiles
Condition of flooring: Satisfactory
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Tile, Masonry
Condition of stairs, handrails and guardrails: Satisfactory


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