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

Summary Page

Residential Home Inspection
Client(s): Sample Family
Property address: 1234 Sample Drive
Inspection date: Tuesday, January 23, 2006

This summary page published on 6/8/2006 9:50:35 PM MDT

Return to report

SafetyPoses a risk of injury 
Major defectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

1) Exterior: - 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.
2) Exterior: - 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.
3) Exterior: - 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.
4) Exterior: - 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.
5) Exterior: - Section of siding has not been installed at the southwest corner below the roof line.
6) Roof: - 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.
7) Roof: - 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.
9) Garage: - 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.
11) Electric service: - 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.
12) Heating and cooling: - Filter is dirty and should be replaced. Existing filter is labeled 20x25x1.
13) Plumbing and laundry: - Laundry window is not on track.
16) Crawl space: - 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.
17) Crawl space: - 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.
    18) Crawl space: - 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.
    19) Kitchen: - 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.
    22) Bathrooms: - Grout detail around master tub is not complete. Edges of the embedded mesh are protruding.
    23) Bathrooms: - Grout has been splattered on the wall adjacent to the master bath tub.
    25) Interior rooms: - 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.
    26) Interior rooms: - One or more doors have no lockset installed. Locksets should be installed where missing.
    27) Interior rooms: - One screen in the master bedroom is torn.
    28) Interior rooms: - Screens in numerous windows are missing. A number of screens were being stored throughout the property. All should be installed following the window cleaning.
    29) Interior rooms: - No doorbell is installed. Builder suggested new owners would purchase a "knocker" as he does not install them in his houses.