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67 Desert Lakes Rd 
Alamogordo NM 88310-9503

  

Home Inspection Report

Client(s):  Richard Simpson
Property address:  51 Geronimo Hills Trl.
High Rolls, NM
Inspection date:  Wednesday, March 07, 2018

This report published on Sunday, March 11, 2018 10:48:14 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.
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 risk of injury or death
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
Exterior
Roof
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms

View summary


General information
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Report number: 51
Structures inspected: House
Type of building: Single family
Age of building: 1977
Time started: 10 am
Time finished: 1:45 pm
Present during inspection: Potential Buyer
Occupied: No
Weather conditions: Clear
Temperature: 55 degrees
Front of structure faces: West
Foundation type: Crawlspace

1) Propane was not available during the inspection (no tank installed) As a result, the only propane appliance, forced air furnace wasn't fully evaluated.

Exterior
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Footing material: Poured in place concrete
Foundation material: Post and Pier (Wood and Steel)
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Gravel
Exterior door material: Solid core steel

2) The exterior paint finish in some areas on fascia is showing signs of failing. Repaint areas as needed to protect wood from deterioration.
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Minor deterioration
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Caulking needed to prevent moisture intrusion.

3) Minor Woodpecker holes/ damage was found on soffit on northwest corner.
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4) The large tree on the corner of deck has been notched to allow clearance around guardrails. The tree appears to be healthy, but leans toward house and may be likely to fall on the structure. Recommend consulting with a qualified arborist to determine if tree needs to be removed.
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The decking around the other tree needs to be trimmed to allow clearance
 

5)   The decks, railings, stairs and substructure appear to be in good condition.
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6)   The exterior of the house appears to be in good condition.
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7)   Retaining walls are not part of this inspection.
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Roof
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Roof inspection method: Viewed from eaves with ladder and from upper windows
Roof type: Shed
Roof covering: Metal
Estimated age of roof: Newer than age of house. See Sellers Disclosure for exact age.

8) Debris has accumulated on the roof. Water and snow may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
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9) We have included the following pictures to show what was visible of the Metal roof appears to be in good condition.
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10) Because of the height and the configuration of the metal roof, the inspector was unable to traverse the second story roof and wasn't able to fully evaluate.
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Attic
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Inspection method: None

11)   No attic. Storage space only and not accessible due to large furniture.
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Electric service
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Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Dining room behind wood panel
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper

12)   Inspector removed breaker panel cover, no problems were noted today.
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Water heater
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Estimated age: 2009
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Manufacturer: Whirlpool
Model: E1F50RD045V
Water temperature (degrees Fahrenheit): Normal setting
Water temperature (degrees Fahrenheit): 121 degrees

13)   Water heater was tested and appears to be in working condition.
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Water temperature at kitchen sink faucet to show electric water heater is in good working condition.
 

Heating and cooling
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Estimated age: 2003
Primary heating system energy source: Propane gas
Primary heat system type: Forced air
Manufacturer: Goodman
Model: GMT115-5B. 115,000 BTU

14) The air supply flex ducts are deteriorated in several areas and disconnected in one area. The inspector only found two air supply ducts/registers on the main floor and one was plugged with plastic bags. It appears that the air supply duct for the heating system was never completed. Recommend asking the property owners about this. A qualified heating and cooling contractor should fully evaluate heating system and make permanent repairs as necessary.
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15) The furnace was shut off at the time of the inspection. For example, no propane tank was installed, the thermostat wires are disconnected at furnace. As a result, the inspector was unable to fully evaluate this unit. A visual inspection was performed, manufactured date is 2003. Furnace is dirty around the combustion chamber where dust and moths have accumulated. The furnace appears to be in serviceable condition. Recommend having a qualified heating and cooling contractor make repairs to the thermostat wires, clean and service furnace.
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Furnace data plate
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Thermostat wires disconnected at furnace.
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16) The filter is missing in the return air grill at bottom of stairs for the heating system. As a result, unfiltered air will flow through the system, and the heating equipment life and the indoor air quality may be reduced. Correctly sized filter should be installed as necessary.
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17) The return air duct for the heating system is lying on the ground, pipes are stored on top of duct and crushing it. Duct should be supported by blocks or with straps or hangers so that they are not in contact with the ground and subject to damage from moisture. A qualified contractor should make repairs as necessary so ducts are suspended as per standard building practices, and not in contact with the ground.
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Return air grill at bottom of stairs.
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Plumbing and laundry
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Location of main water shut-off valve: At meter and in crawlspace by water heater
Location of main water meter: Front at street
Water service: Public
Service pipe material: Pex
Supply pipe material: Pex
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic

18)   Dryer was tested and appears to be in working condition. Dryer exhaust duct is disconnected.
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Heat temperature to show dryer works

19)   For clients information the main water shut off valve, low point drain valve and pressure reducing valve are located in crawlspace by water heater.
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Water pressure reducing valve
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Fireplaces, woodstoves and chimneys
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Woodstove type: Metal
Chimney type: Metal

20)   Wood stove appears to be in good condition.
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21)   All solid fuel burning appliances ( woodstoves and fireplaces) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

Crawl space
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Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Wood Beam Piers and Steel Piers on Poured in Place Concrete Footers.
Beam material: Built up wood
Floor structure above: Solid wood joists

22) Cover plate is missing from electric box. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be installed where missing.
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23) One concrete pier support footer is undermined where skunk has tunneled under the house and soil has eroded on southwest corner. Minor rot and deterioration was found on the base of the wood support post. A qualified contractor should make repairs as necessary.
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Daylight shining though hole where skunk has dug under house to gain access in to crawlspace.
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Concrete support footer undermined.
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Probe to show rot and deterioration
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Rot and deterioration at base of support pier.
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Exterior location of undermined pier
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24) The insulation under floor in crawl space is missing in some areas. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation below floor where missing for energy efficiency.
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25) Some crawl space areas were inaccessible due to stored items. These areas are excluded from this inspection. What was accessible and viewed appears to be in good condition.
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26)   We have included the following pictures to show the type of foundation construction, pier supports and crawlspaces. What was viewed appears to be in good condition.
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Poured in place concrete pads and wood beam piers.
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Kitchen
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27) One electric receptacle under kitchen sink is loose and 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 repair as necessary.
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28) The dishwasher appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, the dishwasher should be replaced, or a qualified appliance technician should evaluate and repair.
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29) The garbage food disposal is very corroded and inoperable. A qualified plumber replace the disposal as necessary.
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30)   The electric range and oven were tested and appear to be in working condition.
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Bathrooms
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31) Downstairs toilet does not flush adequately, toilet is clogged with paper towels. Make repairs as necessary and by a qualified plumber if necessary.
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32) Caulk is missing around the base of upstairs bathtub spout. It should be applied where missing to prevent water intrusion.
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33) Caulk is missing or deteriorated in corners and around base of downstairs shower. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall and floor structure.
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Interior rooms
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34) Wire splices are exposed due to not being contained in a covered junction or light fixture box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should make repairs as necessary where needed to contain wiring splices.
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35) No smoke alarms are visible. This is a safety hazard. Install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.)

36) Cover plate is missing from electric box. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be installed where missing.
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37) Flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
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38) Stains and minor water damage were found in several areas on basement ceilings and walls. However, no elevated levels of moisture were detected today. The stain appear to be due to past roof leaks. Caulking is deteriorated and one piece of vinyl siding is coming loose on wall above this area. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
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39) The sash spring mechanism in one downstairs window is broken or loose. A qualified contractor make repairs as necessary so the window operate as intended (open easily, stay open without support, close easily, etc.)
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40) A trip hazard was found where wood flooring meets the tiles in kitchen. Recommend installing the correct transition trim to avoid trip hazard.
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41) Minor cracks were found in walls in one or more areas. They are not a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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42)   Floors in several areas are not level. This can be very typical with house built on steep slopes. There is no apparent structural deficiency related to this condition.
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43)   Interior of the house appears to be in good condition.

44)   All accessible electrical receptacles, switches, and light fixtures were tested.

45)   Phone jacks and TV hook-ups and cables are not part of this inspection.

46)   Mold observation and testing is not part of this inspection.


In summary we consider this house to be in good condition.

Thank you for the opportunity to serve you in your home inspection needs. If you have any questions please feel free to contact us. We will help you in any way we can.

International Association of Certified Home Inspectors

Sincerely,
Randy & Monica Short
NACHI07112002