Website: http://www.reporthost.com/onesource
Email: gries@pvtnetworks.net
Phone: (505) 625-0662 · (505) 626-0892
FAX: (505) 625-0662
Roswell, NM 88201
Inspector: Ron Gries

 

Home Inspection Report
Client(s): John and Jane Doe
Property address: 123 North Bluebird Lane
Roswell, NM 88201
Inspection date: April 2, 2005
This report published on 8/16/2007 1:12:23 PM MDT

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This report is the exclusive property of One Source Home Inspections 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 death 
Major defectCorrection likely involves a significant expense 
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 
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
Electric service
Water heater
Heating and air conditioning
Attic
Plumbing and laundry
Interior rooms
 
General information Return to table of contents
Present during inspection: Buyer
Occupied: No
Age of building: 50 years
Type of building: Single family
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Main entrance faces: South
Foundation type: Slab on grade
 
Exterior Return to table of contents
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood, Glass panel
Water pressure (psi): 50

1) Safety - The sidewalk and the front step are offset more than 1/8 inch. This constitutes a tripping hazard.

Photo 26   		 
2) Repair/Replace, Comment - One or more sprinklers are damaged and need repair or replacement. Recommend that a qualified, licensed plumber repair or replace sprinkler faucets, as necessary.
3) Repair/Replace - One or more 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. Recommend making repairs as necessary such as repairing or installing splash blocks or 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.
4) Repair/Replace - All sprinkler zone faucets are leaking and need repair or replacement. Recommend that a qualified, licensed plumber repair or replace sprinkler faucets, as necessary.
5) Maintain - Caulk is missing or deteriorated in some areas. Recommend caulking where necessary.

Photo 15   		 
6) - Both the front and rear storm doors have defective or missing door closure mechanisms and chains.

Photo 4  
Photo 16  
7) - There is a cracked window pane in the front window.

Photo 23   		 
8) - The seal on the window on the west side of the house is deteriorated.

Photo 24   		 
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles, Rolled
Estimated age of roof: 10 YEARS
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
9) Repair/Replace, Evaluate - The roofing material appears to be about 10 years old. Most shingles are starting to curl. The life expectancy for this type of roof is 15 years. Some shingles (about 25 sq. ft.) are damaged due to the tree on the east side of the house rubbing on the roof. Recommend having a qualified roofing contractor evaluate the roof, make repairs as necessary.
10) Repair/Replace - The electrical outlet on the roof is damaged and needs to be removed or repaired. Recommend having a licensed electrician make repairs as necessary.

Photo 17   		 
11) Repair/Maintain - Trees are overhanging roof and are within 10 feet of roof vertically. This condition has already caused damage to the shingles.

Recommend pruning trees so they're at least 10 feet above roof, or don't overhang the roof.

Photo 19  
Photo 20  
12) Repair/Maintain - The rolled roofing nails are popping up. This condition may cause water penetration below the roof. Recommend having a qualified roofing contractor evaluate the roof, make repairs as necessary.

Photo 18   		 
13) Evaluate - The carport roof drip edge is installed incorrectly. It is installed on top of the roofing material instead of under it.

Photo 21   		 
 
Electric service Return to table of contents
Primary service type: Overhead
Primary service overload protection type: FusesRear of home
Service amperage (amps): 125
Service voltage (volts): 120-240
Location of main service panel: Rear of home
Location of sub panels: Rear of home, master bedroom closet.
Location of main disconnect: Breaker at top of main panelRear of home
Service conductor material: Copper
Main disconnect rating (amps): 602 - 60 amp fuses
Smoke detectors present: No
14) Safety, Repair/Replace, Evaluate - Service drop wires are less than 10 feet above ground or walkways. Recommend having a qualified, licensed electrician and/or the utility company evaluate and repair.
15) Safety, Repair/Replace, Evaluate - Service drop wires are less than 3 feet from windows, doors, balconies or decks. Recommend having a qualified, licensed electrician and/or the utility company evaluate and repair.

Photo 28   		 
16) Safety, Repair/Replace - No smoke detectors are visible. Recommend installing smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html
17) Safety, Repair/Replace - Service drop wires are not insulated at the rear door of the home. CONTACT WITH THIS WIRE MAY CAUSE ELECTROCUTION. This condition needs to be repaired immediately. Excel Energy was notified of this condition on 03/11/05.

Photo 25   		 
18) Safety, Repair/Replace - This property has a Federal Pacific Electric brand sub panel in the master bedroom closet that uses "Stab-Lok" circuit breakers. These circuit breakers are a hazard and can fail, leading to electrical fires. Some double-pole (240-Volt) FPE circuit breakers and possibly also some single-pole units may not work. Some studies indicate that there is a failure rate close to 50% for FPE 2-pole breakers. Recommend considering replacing any and all FPE panels, and that a qualified, licensed electrician thoroughly evaluate the panel(s). If the client decides not to replace the FPE panel(s), recommend installing a smoke detector above the panel(s).

For more information visit: http://www.inspect-ny.com/fpe/fpepanel.htm
19) Safety, Repair/Replace - There is substandard electrical wiring in the outside workshop and storage shed. Wiring is exposed, splices not in junction boxes, etc. Recommend having a qualified, licensed electrician evaluate and repair or replace this wiring.

Photo 10  
Photo 12  

Photo 13   		 
20) Repair/Replace, Evaluate - Legend for overcurrent protection devices (breakers or fuses) in one or more sub panels is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend(s) as necessary.
21) - The exterior light fixture at the rear of the house is damaged.

Photo 11   		 
 
Water heater Return to table of contents
Estimated age: 1-3 years
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Brand & model: A.O Smith
Water temperature (degrees Fahrenheit): 110
22) Safety, Repair/Replace - Temperature-pressure relief valve drain line is missing. Recommend having a qualified plumber install a drain line extending to within 6" from the floor, or routed so as to drain outside.

Photo 9   		 
23) Repair/Replace, Evaluate - The water heater's drain valve drips water.
24) - The hot water inlet valve leaks water. This is polybutylene piping.

Photo 8   		 
 
Heating and air conditioning Return to table of contents
Heating system energy source: Natural gas
Heat system type: Heat pump
A/C energy source: Electric
Air conditioning type: Heat pump
Distribution system: Sheet metal ducts
Brand & model: Lennox
 
Attic Return to table of contents
Inspection method: Viewed from hatch
Roof structure type: Rafters
Insulation material: Fiberglass roll or batt
Insulation depth: 2 inches
Insulation estimated R value: R-13
25) Repair/Replace - Insulation in attic is substantially less than an R30 rating. Recommend installing additional insulation for better energy efficiency.
 
Plumbing and laundry Return to table of contents
Location of main water shut-off valve: Front of house
Location of main water meter: Front of house
Water service: Public
Service pipe material: Not visible
Supply pipe material: Polybutylene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
26) Major defect, Repair/Replace, Evaluate - Plumbing supply lines appear to be made of Polybutylene. Polybutylene is a plastic material used extensively during the 1980s and 1990s that has proven itself to be more prone to leakage than other types of supply piping systems like copper. Recommend reviewing the seller's property disclosure statement for comments on Polybutylene plumbing supply lines in this house.

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.
27) Major defect, Repair/Maintain - The polybutylene piping is leaking in the master bedroom closet. See note above about this type of piping. This piping is the main supply of water to the house and is run into the attic where it branches to all fixtures. Recommend having a qualified, licensed plumber evaluate the need to replace all polybutylene piping.

Photo 1  
Photo 2  

Photo 27   		 
 
Interior rooms Return to table of contents
28) Safety, Repair/Replace - No ground fault circuit interrupter (GFCI) devices (receptacles or circuit breakers) are visible for the kitchen. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for receptacles over counter tops and around sinks.
29) Safety, Repair/Replace - No ground fault circuit interrupter (GFCI) devices (receptacles or circuit breakers) are visible in one or more bathrooms. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for receptacles over counter tops and around sinks as per standard building practices.
30) Safety, Repair/Replace - One or more bedroom windows have inadequate egress in the event of a fire due to their being too small. Recommend either not using this/these rooms as bedrooms or replacing window(s) as necessary so the window(s) have:

  • A minimum width of opening: 20 in.
  • A minimum height of opening: 24 in.
  • A minimum net clear opening: 5.7 sq. ft. (5.0 sq. ft. for ground floor).

    For more information, visit http://www.taunton.com/finehomebuilding/pages/h00100.asp
    31) Repair/Replace - Toilet flushing mechanism in the Master Bathroom is defective. It takes 10 minutes or more to fill the tank.
    32) Repair/Replace - There is a leak under kitchen sink from the vegetable sprayer hose. Recommend repairing leak.

    Photo 7       		 
    33) Repair/Replace - The kitchen sink valve leaks externally when turned on. Recommend having a qualified plumbing contractor replace the valve fixture.
    34) Repair/Replace - Under the kitchen sink, the shutoff valve for the hot water is damaged. Recommend having a qualified plumbing contractor replace the faucet.

    Photo 6       		 
    35) Repair/Replace - The shower diverter valve on one or more tub faucets is defective. A significant amount of water comes out of the tub faucet(s) when the shower is turned on. Recommend having a qualified plumbing contractor repair or replace the tub faucet/shower diverter valve.

    Photo 5       		 
    36) Repair/Replace - Screen(s) torn in one or more windows. Window(s) may not provide ventilation during months when insects are active. Recommend repairing or replacing screens.

    Photo 14       		 
    37) Repair/Replace - Window(s) are stuck shut and can't open. Recommend repairing window(s) so they open easily.

    Photo 3       		 
    38) Repair/Replace - One or more bathrooms with a shower don't have an exhaust fan installed. The windows are stuck shut and cannot be used for ventilation.

    Even if a window that opens exists, it may not provide adequate ventilation, especially during cold weather when the window is less likely to be opened. Recommend having a qualified contractor install an exhaust fan, duct and vent cap as per standard building practices in bathrooms with showers where missing.
    39) Repair/Replace - No exhaust fan is installed in the laundry room. This can lead to excessive accumulation of moisture. Recommend having a qualified contractor install an exhaust fan with a timer, duct and vent cap as per standard building practices in the laundry room.
    40) Minor defect - One or more tub stopper mechanisms are missing, inoperable or in disrepair. Recommend installing or repairing sink stopper mechanisms as necessary.
     
    'Looking beyond the obvious'