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
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Residential Home Inspection |
| Client(s): |
Sample Family |
| Property address: |
1234 Sample Drive |
| Inspection date: |
Tuesday, January 23, 2006 |
This report published on 6/8/2006 9:50:35 PM MDT
View summary page
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.
[b]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 shown in bold type. Items of concern follow descriptive information and are shown as follows:
 | Safety | Poses a risk of injury |
 | Major defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Concern items are sorted by the types listed above. 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
Report number: 06Sample
Structures inspected: 1234 Sample Drive
Type of building: Single family
Age of building: New Construction
Property owner's name: Local Builder
Time started: 2:00 PM
Time finished: 5:35 PM
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Clear
Temperature: Cool 20 degrees
Ground condition: Frozen snow covered
Front of structure faces: East
Main entrance faces: East
Foundation type: Crawlspace
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood clapboard
Driveway material: Poured in place concrete snow needs to be removed from the lower portion of the driveway.
Sidewalk material: Poured in place concrete snow covered for full length of street.
Exterior door material: Solid core wood
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1) Guardrails are missing from deck with drop-off. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.
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2) The perimeter grading slopes towards the structure in one or more areas. Apparently due to settling of the backfill. Ron Sandy confirmed that he will be working on the grading now and again after the thaw.
This can result in water accumulating around the structure's foundation and crawl spaces. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
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3) One or more crawl space vent screens are missing. Animals/pests may enter the crawl space and nest, die and/or leave feces and urine. A qualified contractor should install screens where missing using screen material such as "hardware cloth" with 1/4 inch minimum gaps.
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4) Several raw edges are visible on the siding trim. Builder confirmed that a final coat would be applied to cover any fresh cuts to the trim.
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5) Section of siding has not been installed at the southwest corner below the roof line.
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Roof inspection method: Traversed, Viewed from eaves on ladder. Snow and steep slope of roof prevented traversing entire surface. Walked low-slope surfaces and viewed from the eaves in 3 locations.
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: New
Roof ventilation: Adequate ridge vent and soffit venting.
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6) Nail heads are visible at the roof wall joint on the south side. Additionally, nail heads are not covered by the ridge vent on the north side. Upper ridge could not be viewed due to snow.
Nails represent a penetration in the roofing which can permit water to enter the structure. Solutions could result in regular maintenance requirement. Should evaluate with a roofing professional.
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7) Two sections of roof surfaces are sloped towards each other. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.
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8) The roof was partially obscured by snow and couldn't be fully evaluated.
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9) The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment/repair. The door doesn't close and latch easily and/or 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. Builder should evaluate and make repairs as necessary.
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Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Cellulose loose fill
Insulation depth: 6 - 8 inches
Insulation estimated R value: R19 - R26
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10) Cellulose has been blown in providing an effective insulation value.
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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 side of garage
Location of sub panels: Laundry room
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
Main disconnect rating (amps): 150
Smoke detectors present: Yes. Not tested
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11) One or more arc fault circuit interrupter (AFCI) breakers in the main service panel would not trip when tested. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs and/or replace circuit breakers as necessary.
Builder confirmed that the electrician was returning to correct this following the recent electrical inspection.
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Estimated age: New
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 75 gallon
Manufacturer: Rheem
Model: 225 VR75-70H
Estimated age: New
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: N/A not yet installed
Distribution system: Flexible ducts
Manufacturer: Carrier
Model: 58SAI110
Filter location: At the base of the furnace
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12) Filter is dirty and should be replaced. Existing filter is labeled 20x25x1.
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Location of main water shut-off valve: Crawlspace
Location of main water meter: Crawlspace
Water service: Public
Service pipe material: Copper
Supply pipe material:
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13) Laundry window is not on track.
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14) Neither the clothes washer nor dryer were installed.
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Fireplace type: Metal prefabricated
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15) Builder confirmed that vermiculite will be added around the gas logs.
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Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt installed in around outside edge.
Pier or support post material: Concrete
Beam material: Solid wood
Floor structure above: Engineered wood joists
Vapor barrier present: No
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16) No insulation is installed under the floor in the crawl space. Best practices recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.
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17) Evidence of prior water intrusion was found in one or more sections of the crawl space. One wall was wet and the soil was moist near the crawlspace entry. There was moist soil noted below the water shutoff valve. The spore-like substance noted on previous visits is still present on the underside of the floor.
Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading (as noted previously)
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter crawl spaces, but if water it does it must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space could be solutions.
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18) No vapor barrier is installed. Ventilation appears adequate for not installing a vapor barrier. A barrier can further prevent a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should evaluate the need to install a vapor barrier. Standard building practices require the following:
The soil below the vapor barrier should be smooth and free from sharp objects.
Seams should overlap a minimum of 12 inches.
The vapor barrier should lap up onto the foundation side walls.
Better building practices require that:
Seams and protrusions should be sealed with a pressure sensitive tape.
The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
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19) FYI: A "high loop" is installed. A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. This is done in place of an "air gap" which is not installed for the dishwasher drain line. Air gaps are a device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling.
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20) Microwave and range hood installation not yet complete.
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21) Backsplash is not yet installed.
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22) Grout detail around master tub is not complete. Edges of the embedded mesh are protruding.
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23) Grout has been splattered on the wall adjacent to the master bath tub.
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24) Bathroom mirrors and shower enclosures are not yet installed.
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25) Lock mechanism is not engaging on the left front window in the living room. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
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26) One or more doors have no lockset installed. Locksets should be installed where missing.
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27) One screen in the master bedroom is torn.
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28) Screens in numerous windows are missing. A number of screens were being stored throughout the property. All should be installed following the window cleaning.
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29) No doorbell is installed. Builder suggested new owners would purchase a "knocker" as he does not install them in his houses.
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30) The pending AFCI (Arc Fault Circuit Interruptor) repair prevented testing any electrical in the south-west bedroom and in the hallway between the south bedrooms.
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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.
