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NorthWest Inspections

Website: http://www.reporthost.com/nwi
Email: jasonposeyak@gmail.com
Inspector's email: jasonposeyak@gmail.com
Phone: (907) 244-7985
Inspector's phone: (907) 244-7985
7888 W Limelight St 
Boise ID 83714-6166
Inspector: Jason Posey

 

Property Inspection Report

Client(s):  Dave Benoit
Property address:  8472 Falling Star st.
Boise ID, 83709
Inspection date:  Thursday, April 26, 2018

This report published on Thursday, April 26, 2018 3:16:07 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.
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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 typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable 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 https://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)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings

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General Information
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Time started: 1100
Time finished: 1300
Present during inspection: Client, Tenant
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Type of building: Single family, Single Family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 2002
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: Yes, Furniture or stored items were present

Grounds
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Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
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: Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Plastic fiber

1) One or more deck, patio and/or porch covers were unstable due to substandard bracing, lack of diagonal bracing, or lack of attachment to the main building. This is a safety hazard since severe movement may cause the cover to collapse. A qualified contractor should repair as necessary.
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2) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Exterior and Foundation
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Wall inspection method: Viewed from ground, from a ladder
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl, Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

3) Some sections of siding and/or trim were deteriorated and/or damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Swelled and water damaged wood at back yard sliding glass door.

4) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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5) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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Crawl Space
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Crawl space inspection method: Traversed
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents

Roof
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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: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable

6) One or more gutters had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles has accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by correcting the slope in gutters or installing additional downspouts and extensions.
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You can see dirt build up in what is suppose to be the higher areas.
 

7) Some composition shingles were loose 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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Attic and Roof Structure
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Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Approximate attic insulation R value (may vary in areas): R-38
Vermiculite insulation present: None visible
Roof ventilation type: Box vents (roof jacks), Open soffit vents

8) No major issues were noted in the attic area. However pictured are a couple areas of evidence of poor carpentry. These issues may pose a structural concern just note that poor carpentry work was noted in a few places through the house.
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Split 2x4.
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Even insulation through out the attic. R-38
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The hole for the attic venting was not cut. it appeared to of been opened by repeatedly hitting it with a hammer. Evidence of poor carpentry.
 

Garage or Carport
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Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
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: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Adequate

9) One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary.
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Electric
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Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #B: Garage
Location of main disconnect: Breaker at bottom of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed
Arc fault circuit interrupter (AFCI) protection present: Yes

10) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.reporthost.com/?SMKALRM
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11) Pictured are just for reference. No concerns noted with the electrical system.
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Plumbing / Fuel Systems
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Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Crawl space, At hatch.
Condition of supply lines: Appeared serviceable, Water pressure was measured at 62psi.
Supply pipe material: PEX plastic
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
Location of main fuel shut-off valve: At gas meter

12) One or more leaks were found in water supply valves. A qualified plumber should repair as necessary.
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valve leaked.
 

13) One or more plastic PEX water supply pipes had substandard support or were loose. Leaks can occur as a result. PEX supply pipes should have approved hangers every 32-36 inches when run horizontally. Special hangers that allow movement from expansion and that won't damage the soft plastic piping should be used. Recommend that a qualified person install hangers or secure pipes per standard building practices.
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Water Heater
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Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 109deg F.
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable

14) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond 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.
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Heating, Ventilation and Air Condition (HVAC)
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General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Source for last service date of primary heat source: Label, 2-2018. The service date was filled in. However I could not find evidence that the furnace was serviced.
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Garage
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Type of combustion air supply: Intake duct
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: west
Type: Split system
Condition of controls: Appeared serviceable

15) The estimated useful life for most forced air furnaces is 15-20 years. This furnace 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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Hard to read but 2-2018 was the date of the last service. Inspection the unit it appeared older but in working order. I did not see any evidence of actual servicing.
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16) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit 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.

Fireplaces, Stoves, Chimneys and Flues
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Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Appeared serviceable
Gas-fired flue type: Direct vent

17) The gas fireplace or stove was not fully evaluated because the pilot light was off or a lighting procedure was required. 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.
Items were stored close to and around the gas fireplace. I was unable to test it. Talking to the tenant, they have never turned it on and was not sure if it works. From my visual inspection I saw no reason for it to not work. Appeared in good undamaged condition. The exhaust on the outside wasn’t side of the house appeared in good undamaged condition as well.

Kitchen
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Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

Bathrooms, Laundry and Sinks
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Location #A: Full bath, first floor
Location #B: Full bath, Master bath
Location #C: Full bath, second floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
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: Central exhaust fan, with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

18) Vinyl flooring in bathroom at location(s) #A, B and C was damaged, deteriorated and/or curling. Water can damage the the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
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19) The toilet at location(s) #A ran water continuously or didn't shut off after being flushed, and water leaked from the tank into the bowl. Significant amounts of water can be lost through such leaks. If this system uses a septic system, the septic system can be overloaded and cause significant and potentially expensive damage. A qualified person should repair or replace components as necessary.

The floor below are around the toilet had extensive water damage. Both the vinyl and subfloor underneath are in need of replacement. Would also recommend inspecting in the walls behind and next to toilet for mold. The leak appeared to be active for several months if not longer. This is perfect conditions for mold growth.
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Extreme water damage.
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Toilet was in use and there for water supply was not turned off. Active leak.

Interior, Doors and Windows
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Condition of exterior entry doors: Appeared serviceable
Exterior door material: Fiberglass or vinyl
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
Condition of stairs, handrails and guardrails: Appeared serviceable

20) Handrails at one or more flights of stairs were loose. This is a safety hazard. Recommend that a qualified person repair as necessary.

Handrails are suppose to hold 200lbs of weight. I did not apply 200lbs of weight to the handrails however they appeared somewhat lose.

21) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.

One broken window noted. Down stairs bedroom facing the backyard.
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Hard to see in picture but the window in downstairs bedroom viewing the back yard is broken.
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22) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.

23) One or more walls were damaged and/or had substandard repairs. Recommend that a qualified person repair as necessary.
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24) Vinyl, linoleum or marmoleum flooring in one or more areas was damaged and/or deteriorated. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.

25) Carpeting in one or more areas was loose. Recommend that a qualified contractor repair as necessary. For example, by stretching or replacing carpeting.

26) Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
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27) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.

Wood Destroying Organism Findings
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Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: Yes, 1st floor bathroom toilet was running continuously and leaking for what appeared to be a long time. Months or more from the appearance. No mold was noted at the time of the inspection, however this was not a distructive inspection and I would recommend cutting the wall behind toilet to inspect for evedence of mold.

Thank you for using NorthWest Inspections. Feel free to call me if you have any questions.
Inspection performed and report written by.
Jason E Posey
NorthWest Inspections
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