Website: http://www.reporthost.com/topnotchhi
Email: tnhi@q.com
Phone: (970) 587-0663 · (970) 215-0613
515 Pebble Beach Ave 
Johnstown Co 80534
Inspector: Ryan Busch

 

Property Inspection Report
Client(s): Mr & Mrs Sample
Property address: 123 Your Street
Front Range Co.
Inspection date: Saturday, August 30, 2008
This report published on 8/30/2008 9:26:42 AM MDT

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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 
MonitorRecommend monitoring in the future 

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
Basement
Kitchen
Interior rooms
Bathrooms
 
General information Return to table of contents
Report number: 00
Inspector: Ryan Busch Owner TOP NOTCH
Age of building: Less than 10 years
Time started: 9 am
Time finished: noon
Present during inspection: Client(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm 85
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Unfinished basement
 
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: Wood clapboard
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood

1) Repair/Replace - One or more downspouts are loose or detached. 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. Repairs should be made as necessary so downspouts are securely anchored and functional.
2) Repair/Replace - One or more soffit vent screens are missing and/or deteriorated. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
3) Repair/Maintain, Monitor - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
  • Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
  • Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
  • Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
    4) -

    Photo 3       		 
     
    Roof Return to table of contents
    Roof inspection method: Traversed
    Roof type: Cross-hipped
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: Ten years
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate
    5) Maintain - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
     
    Garage Return to table of contents
    6) Safety, Repair/Replace, Evaluate - The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment, repair or replacing. The door doesn't close and latch easily and/or completely via the force of the automatic closing device. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary.
    7) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
     
    Attic Return to table of contents
    Inspection method: Traversed
    Roof structure type: Trusses
    Ceiling structure: Trusses
    Insulation material: Fiberglass loose fill
    Insulation depth: 14 inch
    Insulation estimated R value: 30
    8) Repair/Replace - One or more attic vents are blocked by insulation and/or debris. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase moisture levels in the attic. Repairs should be made as necessary, such as moving insulation or debris, so vents are unobstructed.
     
    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: South West Exterior
    Location of sub panels: Garage
    Service entrance conductor material: Copper
    System ground: Ground rod(s) in soil, Rebar
    Main disconnect rating (amps): 200
    Branch circuit wiring type: Non-metallic sheathed
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yes
    9) Safety, Minor Defect - One or more knockouts have been removed inside the main service panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.
     
    Water heater Return to table of contents
    Estimated age: Four years
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: A.O. Smith
    10) Repair/Replace, Evaluate - Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.
    11) -

    Photo 2       		 
     
    Heating and cooling Return to table of contents
    Estimated age: Ten Years
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Sheet metal ducts
    Manufacturer: Rheem
    Filter location: In return air duct below furnace
    Last service date: Unknown
    12) Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
     
    Plumbing and laundry Return to table of contents
    Water pressure (psi): 65
    Location of main water shut-off valve: Basement
    Location of main water meter: Basement
    Location of main fuel shut-off: South exterior
    Water service: Public
    Service pipe material: Galvanized steel
    Supply pipe material: Galvanized steel
    13) Safety, Repair/Replace - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
    14) Safety, Maintain - The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html
    15) Repair/Replace, Evaluate - The sump pump's power supply appears to be on a circuit shared with other receptacles or fixtures. Sump pumps should be on a dedicated circuit so it doesn't stop working when other equipment malfunctions. A qualified electrician should evaluate and make repairs as necessary.
     
    Basement Return to table of contents
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Steel
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    16) Safety, Minor Defect - 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.
    17) -

    Photo 1       		 
     
    Kitchen Return to table of contents
    18) Repair/Replace, Evaluate - The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

    Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
     
    Interior rooms Return to table of contents
    19) Safety, Maintain - 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
     
    Bathrooms Return to table of contents
    20) Repair/Replace, Evaluate - One or more leaks were found at water supply lines. A qualified plumber should evaluate and repair as necessary.

    Photo 4       		 
     
    Thank You for using TOP NOTCH HOME INSPECTION.

    Please do not hesitate to contact me with any questions.

    Ryan Busch/ Owner