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Absolute Home Inspection, LLC

http://www.reporthost.com/absolutellc
absolutehomeinspectionllc@yahoo.com
(970) 901-7015
PO Box 3723 
Crested Butte CO 81224
Inspector: David Baca

Sample Property Inspection Report

Client(s):  Al Johnson
Property address:  12632 Crystal Peak
Crested Butte, CO 81224
Inspection date:  Monday, October 28, 2019

This report published on Thursday, December 5, 2019 9:20:37 PM PST

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/ReplaceCorrection and further evaluation recomended
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
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
Garage
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms

View summary

General information
Table of contents
Report number: 20091031-1
Structures inspected: 12632 Crystal Peak. Crested Butte, CO 81224
Type of building: Single family backcountry ski chalet
Time started: 10 a.m
Inspection Fee: $700.00
Property owner's name: Fannie Mae
Occupied: No
Weather conditions: Snow
Temperature: Cold
Ground condition: Wet
Front of structure faces: West
Main entrance faces: West
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system
1) This property has one or more fuel burning appliances, and the required amount of carbon monoxide alarms are not visible.
This is a potential safety hazard.
As of 2009 State law requires that a carbon monoxide alarm be installed within 15 feet of each sleeping room in a dwelling. Attached garages and mechanical rooms could also be equipped with a CO detector as well.(or in a location as specified in any building code adopted by the state or any local government entity).
Recommend further evaluation and compliance with these safety
components, regulations and requirements.
2) The hot tub was not evaluated. The hot tub was observed drained at the time of the inspection. Contact a local specialist for service, repair and or more information.
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Photo 2-1 
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Photo 2-2 
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood clapboard, Stone veneer
Driveway material: Dirt
Sidewalk material: N/A
Exterior door material: Solid core wood
3) Loose stones were found in one or more sections of stone veneer. A qualified contractor should evaluate and make repairs as necessary.
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Photo 3-1 East side of the home at the chimney has a loose stone ready to fall off the roof.
4) One East side outside faucet is missing its handle. Recommend installing handles where missing.
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Photo 4-1 
5)  Exterior aspects.
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Photo 5-1 West facing front of the home.
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Photo 5-2 South facing side of the home.
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Photo 5-3 East facing side of the home.
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Photo 5-4 North facing side of the home.
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
Roof type: Cross gable
Roof covering: Wood shakes
Estimated age of roof: 6 years
Gutter & downspout material: None
Roof ventilation: Adequate
6) Some wood shakes are slightly damaged and/or deteriorated. Over time, wood shakes typically curl, split, rot at the ends, "burn through", and/or become loose. Such failures typically result in exposed felt and/or possibly leaks. A qualified roofing contractor could evaluate and replace shakes as necessary and should clean the wood shake roof as necessary, and apply a preservative soon and every three to five years in the future.
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Photo 6-1 
7)  Roofing aspects.
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Photo 7-1 North West roofing.
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Photo 7-2 South West roofing.
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Photo 7-3 South East roofing.
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Photo 7-4 North East roofing.
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Photo 7-5 North side roofing
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Photo 7-6 North West roofing.
8) Minor ceiling damage was found in one garage ceiling area. However, no elevated levels of moisture were found. The damage may be due to past roof leak. 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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Photo 8-1 
9)  Garage interior aspects.
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Photo 9-1 
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Photo 9-2 
Electric service
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: At the meter and main service located at the South West corner of the home
Location of sub panels: Two main service panels are located in the laundry room second level
Location of main disconnect: No single main disconnect, use all breakers in main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
10)  Main electrical components and their locations.
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Photo 10-1 Electric meter and main disconnect are located inside this enclosure
located at the South west hot tub deck.
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Photo 10-2 Main service panels located in the laundry room.
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Photo 10-3 Service panels were exposed and observed.
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Photo 10-4 Outlets were tested.
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Photo 10-5 Existing smoke detectors.
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Photo 10-6 Existing Smoke and CO combo detectors.
Water heater
Table of contents
Estimated age: < 6 years
Type: Tank Indirect fired storage tank
Energy source: Natural gas
Capacity (in gallons): 110
Manufacturer: Smart
Model: Triangle Tube
Water temperature (degrees Fahrenheit): Approximately 120 degrees
11) The hot water temperature is 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. For more information on scalding dangers, visit:
http://www.cpsc.gov/cpscpub/pubs/5098.html
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Photo 11-1 Approximate water temperature at this tub spout.
12)  Indirect fired hot water storage tank and and installations.
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Photo 12-1 Hot water storage tank in the mechanical room.
Heating and cooling
Table of contents
Estimated age: < 6 years
Primary heating system energy source: Natural gas
Primary heat system type: Hydronic radiant floors
Primary A/C energy source: N/A
Primary Air conditioning type: N/A
Distribution system: N/A
Manufacturer: Triangle Tube Wall Boiler
Model: Prestige Solo 175
13) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified hydronic heating specialist should service this system and make repairs if necessary. This servicing should be performed annually in the future.
14)  Hydronic heating system components and installations.
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Photo 14-1 Boiler.
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Photo 14-2 Boiler controls.
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Photo 14-3 Heat zone valves, actuators, circulation pumps, expansion tank and other components.
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Photo 14-4 Heating controls.
Plumbing and laundry
Table of contents
Water pressure (psi): < 80 psi
Location of main water shut-off valve: In the crawlspace at the water meter
Location of main water meter: In the crawlspace
Location of main fuel shut-off: At the North East corner of the home at the meter
Visible fuel storage systems: N/A
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
15)  Main water shut off, water meter, gas meter and main disconnect and their locations.
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Photo 15-1 Main water shut off located below the water meter.
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Photo 15-2 Water meter.
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Photo 15-3 Gas meter and disconnect are located at the North East corner of the home.
Fireplaces, woodstoves and chimneys
Table of contents
Fireplace type: Masonry with metal liner, Metal prefabricated
Chimney type: Metal
16)  The home has a wood burning fireplace in the living area and gas burning fireplaces in the two master suites.
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Photo 16-1 Living area wood burning fireplace.
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Photo 16-2 South master suite gas fireplace.
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Photo 16-3 South master suite gas fireplace with wall switch operation.
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Photo 16-4 North master suite gas fireplace.
Crawl space
Table of contents
Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Engineered wood joists
Vapor barrier present: Yes
17)  Crawlspace aspects.
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Photo 17-1 Crawlspace access.
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Photo 17-2 Crawlspace.
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Photo 17-3 Crawlspace.
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Photo 17-4 Crawlspace.
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Photo 17-5 Crawlspace.
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Photo 17-6 Crawlspace.
18) The top left stove top burner appears inoperable. A qualified appliance technician should evaluate and repair as necessary.
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Photo 18-1 
19) One or more light fixtures are slightly damaged and/or deteriorated in some way. A qualified electrician could evaluate and repair or replace light fixtures or components as necessary.
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Photo 19-1 Broken sconce observed at the kitchen countertop lighting.
20)  Kitchen aspects and appliances.
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Photo 20-1 Kitchen.
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Photo 20-2 Kitchen.
21) The jet tub in the North master suite bathroom did not respond to normal operation of the controls. The inspector observed the GFCI circuits and tub components below the tub and could not determine the reason for the malfunction. Recomend asking the current owners about this and or having a qualified contractor evaluate further and repair as necessary.
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Photo 21-1 
22)  Bathroom aspects.
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Photo 22-1 South master suite bathroom.
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Photo 22-2 South master suite bathroom jet tub.
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Photo 22-3 North master suite bathroom.
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Photo 22-4 North master suite bathroom steam shower controls.
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Photo 22-5 Guest bathroom.
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Photo 22-6 Guest bathroom tub and shower.
Interior rooms
Table of contents
23) The home is equipped with a residential grade elevator that services all three levels of the home. The elevator responded to normal operation of the controls. Recommend having the elevator serviced regularly as suggested by the manufacture by a qualified elevator service contractor.
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Photo 23-1 Elevator access at all three levels.
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Photo 23-2 Elevator interior.
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Photo 23-3 Elevator controls.
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Photo 23-4 Access to the main elevator components is located above the elevator on the third floor.
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Photo 23-5 Main elevator components are located above the elevator.
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Photo 23-6 Elevator components located above the elevator.
24)  Interior aspects.
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Photo 24-1 Main living area, dinning and kitchen areas.
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Photo 24-2 Main living area.
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Photo 24-3 
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Photo 24-4 Stairways.
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Photo 24-5 South master suite.
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Photo 24-6 North master suite.
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Photo 24-7 Laundry room.
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Photo 24-8 Hallways.
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Photo 24-9 Sauna located in the lower level.
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Photo 24-10 Lower level entertainment room.

Thank you for choosing Absolute Home Inspection.

I welcome any feedback or questions you may have throughout this process and wish you all the best in your new home.