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GOLDEN RULE HOME INSPECTIONS, LLC

Website: http://www.reporthost.com/goldenrule
Email: goldenrule.inspection@gmail.com
Phone: (928) 600-6491
4160 W Willis 
Show Low AZ 85901-3228
Inspector: WILLIAM EASTMAN

Property Inspection Report

Client(s):  Jane Smith
Property address:  1000 No-Name Lane
Show Low , AZ. 85901
Inspection date:  Friday, February 10, 2017

This report published on Thursday, May 04, 2017 12:43:45 PM MDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
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:
SafetyPoses a safety hazard
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor 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
Outbuilding(s)

View summary


General Information
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Time started: 9:00am
Time finished: 1:30pm
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Inspection fee: $280.00
Payment method: Credit card
Type of building: Manufactured home, * doublewide
Age of main building: Mfr'd 1998 (19 yrs)
Source for main building age: Municipal records or property listing
Front of building faces: South
Occupied: Yes

1) Evaluate - Based on non-standard construction observed, additions 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.

Attached garage appears to have been created by enclosing carport but no concrete slab was poured for garage floor and no interior access was created between house & garage. However, there is a bedroom window that opens into the garage which creates a firewall breach and the possibility for noxious fumes from car exhaust and/or stored chemicals to enter livable space.

2) Comment - Some 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.
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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.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Paving stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood

3) Safety, Repair/Maintain - One or more treads at exterior stairs flexed under load. This is a potential fall hazard. Recommend that a qualified person repair as necessary.

West side off laundry room
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4) Safety, Repair/Maintain - Guardrails at one or more locations with drop-offs higher than 30 inches were loose, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.

West side, off laundry room
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5) Repair/Maintain - Fungal rot was found in bracing at one or more structures covering decks, patios and/or porches. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
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6) Repair/Maintain - 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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7) Repair/Maintain - Above ground PVC conduit in back yard between power pole & house poses a trip hazard. Recommend burying the conduit if code permits or at the very least, staking or securing the conduit to negate the trip hazard.
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8) Maintain - Wooden deck or porch surfaces and/or railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN
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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. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. 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: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Wood fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Not applicable, slab, manufactured or mobile home

9) Repair/Replace - Fungal rot was found at one or more fascia. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.

Above garage door
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10) Repair/Replace - Flashing at one or more locations was substandard. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices.

Wall flashing between garage roof & east side of house. Ideally, the flashing should have been installed under the shingles and roofing sealant used between the shingles and flashing material; in the current configuration, there is a higher probability of leaks due to the exposed leading edge of the flashing. At the ridge line, the flashing has been cut to fit but no caulk was applied to resulting gap. Also, the flashing stops just short of the south wall which creates a gap for possible water intrusion between garage roof and the east wall. Recommend repair or replacement by a qualified contractor.
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11) Repair/Replace - A section of the vinyl skirting is damaged/missing under the front deck. This creates the opportunity for vermin infestation. Also, due to the nature of the makeshift repair, there is an earth-to-wood pathway which creates the risk of wood destroying organisms. Recommend replacement of the damaged section by a qualified contractor
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12) Repair/Maintain - Earth-to-wood pathway via wooden blocks used to close gap between garage stem wall and side of house. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair by removing the wood blocks and sealing the gap with masonry or a suitable expanding foam material.
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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 determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

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.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Not determined (inaccessible or obscured), *Sub-floor in manufactured homes are insulated and sealed.
Pier or support post material: Concrete block, with wood shims
Beam material: Steel
Floor structure above: Solid 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: Required repairs, replacement and/or evaluation (see comments below), *see #21 regarding damaged insulation
Vapor barrier present: Yes
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space, without vents

13) Repair/Replace - One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
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14) Repair/Maintain - Under-floor insulation was falling down and/or damaged 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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15) Minor Defect - Cellulose material such as scrap wood and/or cardboard or paper was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.

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; solar roofing components. 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. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: Multiple, * appears to be two layers on the house and one on the garage
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

16) Repair/Replace - Overall, the roof surface is in good condition with little evidence of granulation loss. However, several shingles were damaged on the SW corner and several shingle tabs were missing. Exposed nail heads indicate an attempt to secure the loose shingles but the nail heads were not covered with roofing sealant to prevent possible water intrusion. Recommend replacing the damaged shingles and applying an approved sealant over exposed nail heads to prevent leaks.
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17) Repair/Maintain - One or more gutters and/or downspouts were incomplete and/or missing. 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.

Gutter is open ended on up-slope or east end and no downspout exists to channel run-off away from the front deck-cover support posts. See previous comments regarding wood rot observed in this area.

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. The inspector does not determine the adequacy of the attic ventilation system. 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. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Not inspected because no access was found, *** manufactured home
Condition of roof structure: Not determined (inaccessible or obscured)
Roof structure type: Not determined (inaccessible or obscured)
Ceiling structure: Not determined (inaccessible or obscured)
Condition of insulation in attic (ceiling, skylight chase, etc.): Not determined (inaccessible or obscured)
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Enclosed soffit vents

18) Comment - Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.

Garage or Carport
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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: N/A - no interior access
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: N/A - none installed
Condition of garage interior: Appeared serviceable

19) Safety, Repair/Replace - A window was installed between the attached garage and a bedroom. Normally, this configuration is prohibited due to the risk of vehicle fumes and/or fire entering rooms where people are sleeping. This is a significant safety hazard. Recommend that a qualified contractor repair per standard building practices. For example, by replacing the window with a permanent wall structure with approved fire-resistance. For more information, visit:
http://www.reporthost.com/?AGFR

20) Repair/Replace - Damaged weatherstrip and bottom seal on garage vehicle door. Recommend repair or replacement by a qualified person.
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Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. 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: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #C: Laundry room
Location of main disconnect: Breaker at top of main service panel, * Also a Main Disconnect in bottom right of Sub-Panel (C)
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Not determined

21) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the exterior wouldn't trip when tested. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

Below Electric Service Panel
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22) Safety, Repair/Replace - Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.

Crawl space
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23) Safety, Repair/Replace - Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
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24) Safety, Comment - 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. For home buyers, batteries in smoke alarms should be changed when taking occupancy. Batteries should be replaced annually in the future. Carbon monoxide alarms should be installed in the vicinity of sleeping areas and on each level. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

25) Repair/Replace, Evaluate - One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.

Living room next to master bedroom
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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: Appeared serviceable
Water service: Public
Water pressure (psi): 30 PSI
Location of main water shut-off: Building exterior, Next to Water Meter in SE corner of driveway
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC plastic, *** Note that the majority of the supply lines are concealed in the under floor insulation/vapor barrier but small sections of CPVC were noted under sinks and in the crawl space where insulation has been disturbed.
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank, in yard
Location of main fuel shut-off valve: At building exterior

26) Repair/Replace, Evaluate - Water pressure was below 40 pounds per square inch (PSI), but the flow appeared to be adequate. 40-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures were run simultaneously and checked for significantly decreased flow. For example, the shower flow did not decrease significantly when the toilet was flushed. However, this is not a guarantee that the client will find the pressure and flow to be adequate. If the client does find the flow to be inadequate, they should have a qualified plumber evaluate and repair as necessary. Installing a pressure-boosting system is one possible solution. For information on these systems, visit:
http://www.reporthost.com/?LPRESSURE
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27) Repair/Maintain, Evaluate - Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

28) Repair/Maintain - One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
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29) Maintain, Evaluate - 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

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: Appeared serviceable
Type: Tank
Energy source: Propane
Estimated age: 9.5 yrs
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Exterior closet
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 130
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable

30) Safety - The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD
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31) Repair/Replace - The temperature-pressure relief valve drain line terminated in a location that's not routinely accessed (e.g. crawl space). These valves often leak over time. If this valve leaks, significant amounts of water can accumulate where the drain line terminates. Recommend that a qualified plumber repair per standard building practices, and so the drain line terminates outside or in a readily accessible location. For more information, visit:
http://www.reporthost.com/?TPRVALVE
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32) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near and/or at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

NOTE: although this water heater is within the average lifespan, there were no signs of excessive wear, no corrosion on casing or fittings, no indication of leaks and no indication of inefficient combustion via scale deposits near the draft hood or in the burn chamber. Water temp was tested at 130-degF.

State Select 40-gal, 32,000 BTU
Model GS6-40-YOMT ; Serial 1028A022074
MFR date 07/2010
http://www.buildingcenter.org/state-water-heater
http://www.statewaterheaters.com/support/GS6-40-YOMT/
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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
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: unknown
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Propane
Estimated age of forced air furnace: 19 yrs
Location of forced air furnace: Closet
Forced air system capacity in BTUs or kilowatts: 56,000 BTU
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Inside air handler, *washable
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Type of combustion air supply: Intake duct, Vented door
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: N/A - none installed
Condition of controls: Appeared serviceable

33) Evaluate, Monitor - The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near and/or 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.

INTERTHERM
Model MGHB-056ABFC-09
Serial MGH9802-07507
56,000 BTU ; 80% AFUE
MFR date 02/1998
http://www.buildingcenter.org/intertherm

NOTE: although this unit is within the average lifespan, there were no defects observed i.e. no failure to ignite burners and no short cycling. The furnace appears to be operating within normal parameters and yielded an average heat rise between 50-70 degrees depending on proximity of the registers. Room temp was 70-degF and measured output ranged from 120-degF to 146-degF.

Given the age of this unit however, I would recommend full evaluation by a qualified HVAC technician.
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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, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. 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.
Condition of counters: Appeared serviceable, * laminate
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed), * but appears to be pre-wired for disposal
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Propane
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: N/A (none installed)

34) Safety, Repair/Replace - The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB

35) Repair/Replace, Evaluate - The oven broil function appeared to be inoperable. Consult with the property owner. If necessary, a qualified person should repair.

36) Repair/Replace - Back splash tile at left of kitchen sink is buckling outward and a gap has opened up between the tile and wall. Recommend a qualified person trim tile to fit and reset/regrout as needed.
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37) Repair/Maintain - Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
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38) Minor Defect - The oven light was inoperable. Recommend replacing bulb or that repairs are made, if necessary, by a qualified person.

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: Full bath
Location #B: Full bath, Master bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

39) Repair/Replace - The hot and cold water supplies appeared to be reversed at the sink at location(s) #B. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
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40) Repair/Maintain - The sink drain stoppers at location(s) #A and B were missing. 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: Appeared serviceable
Exterior door material: Metal
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall, Acoustic spray
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum

41) Repair/Replace - One or more interior doors were missing. Recommend that a qualified person replace or repair doors as necessary.

Third bedroom (NE corner) and closet door in Bedroom #2
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42) Repair/Replace - 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.

Living room
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43) Repair/Replace - Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
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44) Repair/Maintain - One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.

Dutch door between dining room & laundry room
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Outbuilding(s)
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45) Repair/Replace - Light fixture socket appears to be broken. Recommend repair or replacement by a qualified electrician.
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46) Repair/Maintain - Siding is buckled at NE corner resulting in a gap that allows moisture intrusion and possible access point for insects or pests. Recommend repair by a qualified person.
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47) Maintain - Siding is too close to grade or in contact with soil. This is a conducive condition for wood destroying organisms. Recommend grading soil away from the structure to ensure a 6" clearance between siding and grade level.
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48) Evaluate - Rolled composition roofing on shed appears intact with no visible cracks or gaps but there are a number of exposed nail heads along the perimeter. In addition, there is staining visible on the interior roof sheathing. Consult with homeowner to determine if there are known leaks, past or present.
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