Website: http://www.reporthost.com/mountainhi
Email: matt@mountainhomeinspect.com
Phone: (970) 331-5001
FAX: (970) 949-5005
PO Box 3877 
Avon, CO 81620
Inspector: Matt Kozusko

  

Residential Inspection Report
Client(s): Sample Report
Property address: 1 Sample Avenue
Your Town, Colorado
Inspection date: Monday, July 14, 2008
This report published on 7/15/2008 1:33:34 PM MDT

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A home inspection is a non-invasive observation that is general in nature, not technically exhaustive and limited to readily accessible areas. I hope you will ask me questions if more clarification would help. Where needed I recommend that you hire qualified professionals such as engineers, architects, contractors, plumbers, electricians or other experts to further evaluate and advise with respect to each area of concern. I don't perform engineering, architectural, contracting, plumbing, electrical or any other job function requiring an occupational license.

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 risk of injury or personal safety 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense or the issue is only a small concern 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
ServiceableItem or component is in servicable condition 
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
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 080519-1
Structures inspected: 1 Sample Avenue
Type of building: Single family
Age of building: 1980
Property owner's name: Elizabeth and Gerald Seller
Time started: 9:00 AM
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Front of structure faces: South
Foundation type: Crawlspace
 
Exterior Return to table of contents
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stone veneer, Stucco
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood


1) Several trip hazards were found in the driveway due to cracks, settlement and heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

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2) The stucco finish is sealed at the bottom. Stucco sheds most moisture, but is designed to drain any excess moisture through weep holes at the bottom edge. This may lead to future cracking or damage to the wall as moisture will find a way to escape.

Photo 12  
 

3) Several downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

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4) Although the sprinkler system is not evaluated in the scope of a home inspection, it is evident that the pattern of the sprinklers should be adjusted. The side of the home is getting considerable overspray.

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5) Exterior grading appears to drain away from the home for at least 6 feet.
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles, Metal
Estimated age of roof: 10 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
6) The screws on the metal roof (over the porch) are backing out. These should be tightened down to maintain the connection and to prevent moisture intrusion and deterioration of the washers.

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7) Roof repairs are visible. A number of tiles were replaced and now nail heads are exposed. Any visible nail head represents a path for moisture to enter the home and should be covered with an appropriate roofing sealant.

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8) Trees are in contact with the roof edge on the east side of the home. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

Photo 29  

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9) Roof flashing appears to be adequate.
 
Garage Return to table of contents

10) The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment or replacement. The door doesn't close and latch completely via the force of the automatic closing device. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces.

Photo 40  
 

11) The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html

Photo 1  
 

12) An electric receptacle on the downstairs, east wall has reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Photo 36  
 
 
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Insulation material: Fiberglass loose fill
Insulation estimated R value: 38
13) Cover plates are missing from several electrical junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

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14) Two bathroom exhaust fans terminate in the attic, rather than exhausting to the outside. This puts a large amount of humidity in the attic. The exhaust should be reconnected to exterior venting to prevent moisture damage to the attic.

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15) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.

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16) The attic was inspected for leaking roof, truss/support issues and insulation quality.
 
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: North exterior
Location of sub panels: Hallway to kitchen
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
17) 2 circuit breakers are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

Photo 6  
 
 
Water heater Return to table of contents
Estimated age: 2000
Type: Tank
Energy source: Indorect fired
Capacity (in gallons): 80
Manufacturer: Superstor
Model: SS-80
Water temperature (degrees Fahrenheit): 140
18) The hot water temperature is 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. For more information on scalding dangers, visit http://www.tap-water-burn.com/
19) The hot water temperature pressure relief valve is failing and should be replaced. A consistent leak is present from the pipe directing the flow from this valve.

Photo 22  
 
 
Heating and cooling Return to table of contents
Estimated age: Original
Primary heating system energy source: Natural gas
Primary heat system type: Baseboard, Radiant
Primary Air conditioning type: N/A
Distribution system: Plastic pipe
Manufacturer: Laars
Model: Mini-therm HFT8060-12
20) A gas leak was detected at the supply to the boiler. A qualified plumber should correct this issue.

Photo 8  
 

21) The valve for the expansion tank at the boiler is failing. The valve and the tank will likely require replacement.

Photo 14  

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Plumbing and laundry Return to table of contents
Water pressure (psi): 100
Location of main water meter: Crawlspace
Location of main water shut-off valve: at the meter
Location of main fuel shut-off: at the meter
Water service: Public
Service pipe material: Copper
Supply pipe material: Polybutylene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Cast iron
22) The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
23) Plumbing supply lines appear to be made of Polybutylene. Polybutylene is a plastic material used extensively during the 1980s and 1990s that has proven to be more prone to leakage than other types of supply piping systems like copper. Recommend reviewing any disclosure statements if available for comments on leaks in the water supply system.

A class action lawsuit has been filed regarding this material that requires the manufacturers to cover piping systems installed between Jan. 1, 1978 through July 31, 1995. For more information on the class action lawsuit, visit http://www.pbpipe.com/index1.htm , or call the Plumbing Claims Group at (800) 356-3496 for more information.

Photo 23  
 
 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Masonry
Chimney type: Metal
 
Crawl space Return to table of contents
Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Steel
Floor structure above: Engineered wood joists
Vapor barrier present: No
24) Insulation has fallen from between the floor joists. Insulation should be replaced where missing for best energy efficiency and comfort.

Photo 3  
 
 
Kitchen Return to table of contents

25) No range hood is installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Consider adding ventilation.

Photo 33  
 

26) Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

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27) The oven light is inoperable. Recommend replacing bulb or having repairs made if necessary by a qualified appliance technician.

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28)   All major kitchen appliances passed basic testing except where noted.
 
Bathrooms Return to table of contents

29) The lower level bathroom with a shower does not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Although the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
30) Caulk is cracked/deteriorated at the bathtub surround, between floor tiles and at the sink backsplash in the upper level, west bathroom. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.

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Interior rooms Return to table of contents

31) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.

Photo 11  
 

32) Several planks of the wood floor are water damaged. The planks will need to be replaced for a consistent floor. However, the source of the water should be verified with the homeowner(s). It may be from the adjacent plant, but other sources could require further remediation.

Photo 13  
 

33) Second floor windows that were built to open, will not open, or open only minimally due to their being painted shut, and/or deteriorated over time. Repairs should be made as necessary, so windows open fully, and open and close easily.

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34) Interior solid wood doors are not sealed at the top. This raw surface can lead to the doors warping and then poor operation.

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35) Walls ceilings, floors and stairs were inspected for condition based on the age of the home.
 
Thank you for choosing Mountain Home Inspection. I welcome any feedback or questions you may have throughout this process and wish you all the best in your home.