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Ten Mile Inspections


PO Box 3010 
Breckenridge CO 80424-3010
Inspector: Brandon Doza
ICA Certification# 14127
ASHI Affiliate Member

  

Property Inspection Report

Client(s):  Jane Smith
Property address:  123 Your St.
Anytown, CO
80424
Inspection date:  Sunday, June 12, 2016

This report published on Sunday, June 12, 2016 5:20:30 PM MDT

This Report lists the systems and components inspected by this company. Items not found in this report are considered beyond the scope of this inspection, and should not be considered inspected at this time.
"APPEAR SERVICEABLE" means that we did not observe conditions that would lead us to believe problems existed with this system or component. The item is capable of being used. Some serviceable items may, however, show wear and tear. Other conditions if applicable, will be noted in the body of the report.
Significantly deficient systems or components will be identified as: Not functional / unsafe / worn / near end of lifespan. When in the inspector's opinion, an item is "significantly deficient", the reason will be within the body of the report.
Please read the entire report for all items .
Notice: This report contains technical information that may not be readily understandable to the lay person. Therefore, a verbal consultation with the inspector is recommended. If you choose not to consult with the inspector, this inspection company cannot be held liable for your understanding or misunderstanding of this report's contents. If you were not present during this inspection please call us with any questions you may have about this report.
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 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 http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Fences/Gates
Decks/Porches/Balconies
Roof
Attic and Roof Structure
Doors and Windows
Interior Rooms
Bathrooms
Kitchen
Laundry
Fireplaces, Stoves, Chimneys and Flues
Crawl Space
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)


General Information
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Report number: 002
Time started: 10a
Time finished: 1pm
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Recent weather: Dry (no rain), Sunny
Overnight temperature: Cool
Inspection fee: 350
Payment method: Credit card
Type of building: Single family, Detached garage
Buildings inspected: One house, One detached garage
Age of main building: 2008
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present

1) Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

Grounds
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Condition of retaining walls: Appeared serviceable
Retaining wall material: Stone
Site profile: Minor slope, Slopes gradually from south to north.
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
Deck, patio, porch cover material and type: Open

2) Small wasp nest on the east side of the home underneath main electrical panel roof structure.
Photo
Photo 2-1
 

Exterior and Foundation
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Wall inspection method: Viewed from ground, with binoculars
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Exterior could use fresh paint.
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

Fences/Gates
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Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood

3) One or more fences were damaged or deteriorated and need repair.

Fencing in front of home could use fresh painting.
Photo
Photo 3-1
Paint failing on fence in front of house. All other fence appeared in good condition.
 

Decks/Porches/Balconies
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Number of Decks/Porches/Balconies: 2
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood, Plastic fiber, Front porch is wood, rear deck is composite material.
Deck, patio, porch cover material and type: Open, Covered (Refer to Roof section), Front porch covered, rear deck is open.
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood, Plastic fiber

4) Wooden deck or porch surfaces and/or railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN

Front porch could use cleaning and a fresh coat of paint/stain.
Photo
Photo 4-1
Paint failing on front porch.
Photo
Photo 4-2
Paint failing on front porch.

Roof
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Roof inspection method: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped (main house), Gable (garage).
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal

5)   Roof Structures.
Photo
Photo 5-1
Garage roof
Photo
Photo 5-2
Main house roof

Attic and Roof Structure
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Attic inspection method: Viewed from hatch(es)
Location of attic access point #A: Bedroom, second floor, SW bedroom
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-38
Vermiculite insulation present: None visible
Vapor retarder: Installed
Roof ventilation type: Ridge vent(s), Open soffit vents

6)   Attic and roof structure
Photo
Photo 6-1
Attic with waste pipe and bathroom venting.
Photo
Photo 6-2
Attic insulation and trusses.
Photo
Photo 6-3
Attic entrance in SW bedroom.
 

Doors and Windows
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Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood, Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable

Interior Rooms
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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, Wood or wood products, masonry tile.
Condition of stairs, handrails and guardrails: Appeared serviceable

7)   Some cracking in the tile at the rear entry way to the house.
Photo
Photo 7-1
Cracked tile in rear entranceway.
 

Bathrooms
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Location #A: Master bath, second floor, west
Location #B: 3/4 bath, first floor, south
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Central exhaust fan

8) The exhaust fan at location(s) #A was noisy or vibrated excessively. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

9) The bathtub at location(s) #A drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.

Kitchen
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Permanently installed kitchen appliances present during inspection: Range, Cooktop, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
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

Laundry
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Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

10) The outlets in the laundry room are not GFCI receptacles. Because water is in use in this room, recommend installing by a qualified electrician.
Photo
Photo 10-1
No GFCI outlets in laundry room.
 

Fireplaces, Stoves, Chimneys and Flues
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Condition of chimneys and flues: Appeared serviceable

Crawl Space
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Crawl space inspection method: Traversed
Location of crawl space access point #A: Hall closet, Mechanical room.
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Engineered wood joists
Condition of insulation underneath floor above: Not applicable, none installed, The crawl space does contain a baseboard heating element that is fed by the boiler to heat the space.
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes
Condition of crawl space ventilation: Appeared serviceable, A radon mitigation system has been installed and appears to be functioning correctly.
Ventilation type: with vents

Garage or Carport
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Type: Detached
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
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: Exists
Condition of detached garage or carport structure: Appeared serviceable
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Condition of roof structure: Appeared serviceable
Roof inspection method: Viewed from eaves on ladder
Roof type: Gable
Roof surface material: Asphalt or fiberglass composition shingles

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 150
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 150
System ground: Cold water supply pipes, The system is grounded at the water service main in the crawl space.
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Mud room in back of house off kitchen.
Location of main disconnect: At main disconnect panel outside, On east side of house. Access in neighbors yard.
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes, All 3 bedrooms contain arc fault breakers.
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
Smoke alarm power source(s): Hard wired

11)   Main service disconnect panel. Located on the east side of the house with access in neighbors yard.
Photo
Photo 11-1
Electrical service main disconnect and meter.
Photo
Photo 11-2
Main electrical disconnect breaker. This is also the location of the garage and clothes dryer breakers.

Plumbing / Fuel Systems
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Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water meter: Side yard
Location of main water shut-off: Crawl space
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Crawl space
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No

12) The main water shut-off valve was leaking. There was a small amount of water and efflorescence on the floor below it and a small amount dripping from the valve handle. This may be condensation because of the very cold water and warm crawl space. Recommend that a qualified plumber evaluate/repair/replace the valve as necessary.
Photo
Photo 12-1
Water and efflorescence below main water shut off valve.
Photo
Photo 12-2
Water dripping from water main shut off valve handle.

13)   Main water shut off valve.
Photo
Photo 13-1
Main water shut off valve in crawl space.
 

14)   Natural gas service entrance and main shut off. Located on the east side of the house wit access in the neighbors yard.
Photo
Photo 14-1
Natural gas main service entrance and shut off.
 

Water Heater
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Condition of water heater: Appeared serviceable, Near, at or beyond service life
Type: Tank
Energy source: Natural gas, Tested for gas leaks, none apparent.
Estimated age: 2003
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: American
Model number: bfg6150t403nov
Serial number: 0732121311
Location of water heater: Mechanical room, Closet
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 124
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

15) The water heater burner flame was not blue in color. Various conditions can cause incorrect flames (not blue, noisy, floating) including incorrect drafting, dirty burner orifices and improper gas pressure. Recommend that a qualified contractor evaluate and repair as necessary.

The flame was slightly orange.

16) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD

17) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near 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 water alarm to help prevent damage if water does leak.

Heating, Ventilation and Air Condition (HVAC)
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General heating system type(s): Boiler - Hot water fed to baseboard units
General heating distribution type(s): Pipes and baseboard units
Last service date of primary heat source: Unknown, recommend annual service.
Condition of hydronic or steam heat system: Appeared serviceable
Hydronic or steam heat fuel type: Natural gas, Manufactured July, 2008
Boiler model #: cg40cni-ted
Boiler serial number: 65073431
Condition of burners: Appeared serviceable
Condition of whole house fan: Appeared serviceable

18) One of the pipes that feeds the baseboard registers from the boiler is not installed properly. It has been run underneath the crawl space access door which could pinch, cut, or damage the line. Recommend a qualified heating professional repair and replace it.
Photo
Photo 18-1
Pinched hot water supply pipe.
Photo
Photo 18-2
Hot water supply pipe pinched under crawl space hatch.
Photo
Photo 18-3
Hot water supply pipe cut by boiler.
 

Ten Mile Inspections would like to thank you for your business. We would also like to remind you that your inspection comes with a 60 day guarantee*. Please visit www.tenmileinspections.com to learn more about it.
Home Tips-
1.Replace smoke alarm/carbon monoxide detector batteries every 6 months.
2.Have your heating and cooling systems serviced once a year (air filters need to be changed every 3 months)
3.Fireplaces need to be cleaned and inspected once a year by a qualified chimney sweep.