Colorado Mountain Home Inspection LLC

Website: http://parkcountyhomeinspections.com
Email: comtbldrs@gmail.com
Phone: (719) 836-4835 · (719) 459-3969
318 lakeview rd. PO Box 453 Fairplay Co. 80440
Inspector: robert wilson

 

Property Inspection Report
Client(s): John Home Buyer
Property address: 2002 Pleasant Valley Road
Anytown, Colorado 80808
Inspection date: Wednesday, November 11, 2008
This report published on 1/3/2010 5:29:57 PM CST

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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 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 
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
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 11/11/2009#1
Inspector: Robert Wilson
Type of building: Single family, Manufactured home
Age of building: 5 years
Time started: 1:15 PM
Time finished: 4:00 PM
Inspection Fee: $250.00
Payment method: Check
Present during inspection: Client(s)
Occupied: No
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Front of structure faces: South
Main entrance faces: South
Foundation type: Crawlspace
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) Propane was not available during the inspection (tank empty, shut off valve turned off, no tank installed, etc.). As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
3) The water service wasn't turned on during the inspection. As a result, plumbing supply, drain and waste lines, fixtures, and some appliances such as water heaters weren't fully evaluated.
 
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Composition wood panels
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
4) One or more crawl space vent screens are blocked by soil, debris, insulation, stored items or removable panels. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. Materials or items blocking vents should be removed.

Photo 4  
 

5) Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

Photo 5  
 

6) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
7) Loose cable wires hanging onthe side of house

Photo 3  
 

8)   very minor peeling paint in some areas

Photo 15  
 
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 5 years
Gutter & downspout material: None
Roof ventilation: Adequate
9) abandoned chimney on the roof should be removed

Photo 2  
 
 
Garage Return to table of contents

10) One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

Photo 8  
 

11) The vehicle door is difficult or unable to open or close. Vehicle doors should open and close smoothly and easily. A qualified contractor should evaluate and make repairs as necessary.

Door tension cables are disconnected

Automatic door opener has been removed

Photo 9  
 

12)   Cabinet at corner of garage is falling down

Photo 11  
 

13)   doggy door cut into garage wall crudely repaired

Photo 10  

Photo 14  
 
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
Insulation depth: 8 to 16 inches
Insulation estimated R value: unable to estimate due to insulation not at uniform depth
14) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
15) the mating halves of the home appear to be securely lagged together

Photo 28  

Photo 29  
 
Electric service Return to table of contents
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: outside on the west side of the house
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Smoke detectors present: Yes
16) Siemans Panel 200 AMP

Photo 6  

Photo 7  
 
Water heater Return to table of contents

17)
18)   Water heater has been removed. Wires are taped but not wire nutted

Photo 12  
 
 
Heating and cooling Return to table of contents
Estimated age: 5 years
Primary heating system energy source: Propane gas
Primary heat system type: Forced air
Distribution system: Sheet metal ducts
Manufacturer: Lennox
Model: SBG4H6F0 ser # PLB101228
Filter location: In return air duct above furnace
19) The furnace or boiler may not have an adequate supply of combustion and/or dilution air. This may cause Carbon Monoxide to accumulate and is a safety hazard. A qualified heating and cooling contractor should evaluate and determine if combustion and dilution air supply sources are adequate, and make repairs and/or modifications if necessary.

Photo 18  
 

20) The furnace was shut off at the time of the inspection. For example, the gas supply was shut off, the pilot light was out, and/or the electric supply was turned off. As a result, the inspector was unable to fully evaluate this unit.
21)   gas shut off is at the base of the furnace in the supply line

Photo 17  
 
 
Plumbing and laundry Return to table of contents
Location of main water shut-off valve: In the crawl space next to the water meter
Location of main water meter: crawl space
Water service: Public
Service pipe material: Copper
Supply pipe material: Polyethelene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
22) Water shut off valve

Photo 27  
 
 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Metal prefabricated
Chimney type: Metal
23) The gas supply for one or more gas fireplaces and/or stoves was turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. These appliances were not fully evaluated.
 
Crawl space Return to table of contents
Inspection method: Traversed
Insulation material underneath floor above: None visible
Pier or support post material: Steel
Floor structure above: Wood trusses
Vapor barrier present: Yes, only on crawl space floor
24) The vapor barrier needs repair. Exposed soil was found in some areas. This is 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 make repairs as necessary so no exposed soil exists. 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.
    25) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
     
    Bathrooms Return to table of contents

    26) One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.

    Photo 26  
     

    27) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
    (Master bath sink)

    28) Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
    One piece of flooring is loose next to the tub in the south bath

    Photo 19  
     

    29) Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

    Photo 24  
     

    30)   Tub in master bath is stained. Appears to be deterioration of a non slip mat.

    Photo 25  
     
     
    Interior rooms Return to table of contents

    31) One or more locksets are damaged and/or deteriorated. Locksets should be replaced as necessary. ( deadbolt on front door is missing handle.)

    Photo 13  
     

    32) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

    Photo 16  
     

    33) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    34) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors. ( master bedroom closet)
    35) The doorbell button is loose or damaged. It should be repaired or replaced as necessary, and by a qualified contractor if necessary.
    36) Glass in one or more windows is broken. A qualified contractor should replace glass where necessary. ( master bedroom)

    Photo 23  
     

    37) Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
    38) Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

    Photo 20  

    Photo 21  

    39)   several door knobs are missing ( laundry and master bedroom)

    Photo 22  
     

     
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