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

Summary Page

Home Inspection Report
Client(s): John and Jane Doe
Property address: 123 North Bluebird Lane
Roswell, NM 88201
Inspection date: April 2, 2005

This summary page published on 8/16/2007 1:12:23 PM MDT

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1) Exterior: Safety - The sidewalk and the front step are offset more than 1/8 inch. This constitutes a tripping hazard.
2) Exterior: 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) Exterior: 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) Exterior: 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) Exterior: Maintain - Caulk is missing or deteriorated in some areas. Recommend caulking where necessary.
9) Roof: 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) Roof: 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.
11) Roof: 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.
12) Roof: 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.
13) Roof: Evaluate - The carport roof drip edge is installed incorrectly. It is installed on top of the roofing material instead of under it.
14) Electric service: 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) Electric service: 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.
16) Electric service: 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) Electric service: 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.
18) Electric service: 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) Electric service: 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.
20) Electric service: 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.
22) Water heater: 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.
23) Water heater: Repair/Replace, Evaluate - The water heater's drain valve drips water.
25) Attic: Repair/Replace - Insulation in attic is substantially less than an R30 rating. Recommend installing additional insulation for better energy efficiency.
26) Plumbing and laundry: 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) Plumbing and laundry: 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.
28) Interior rooms: 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) Interior rooms: 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) Interior rooms: 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) Interior rooms: Repair/Replace - Toilet flushing mechanism in the Master Bathroom is defective. It takes 10 minutes or more to fill the tank.
    32) Interior rooms: Repair/Replace - There is a leak under kitchen sink from the vegetable sprayer hose. Recommend repairing leak.
    33) Interior rooms: Repair/Replace - The kitchen sink valve leaks externally when turned on. Recommend having a qualified plumbing contractor replace the valve fixture.
    34) Interior rooms: Repair/Replace - Under the kitchen sink, the shutoff valve for the hot water is damaged. Recommend having a qualified plumbing contractor replace the faucet.
    35) Interior rooms: 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.
    36) Interior rooms: 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.
    37) Interior rooms: Repair/Replace - Window(s) are stuck shut and can't open. Recommend repairing window(s) so they open easily.
    38) Interior rooms: 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) Interior rooms: 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) Interior rooms: Minor defect - One or more tub stopper mechanisms are missing, inoperable or in disrepair. Recommend installing or repairing sink stopper mechanisms as necessary.