DLS Home Inspections LLC

Website: http://inspections.dalestaben.com
Email: dale@dalestaben.com
Phone: (505) 450-7640
2916 Georgia NE 
Albuquerque, NM 87110
Inspector: Dale Staben


Client(s): Xavier
Property address: 503 pennsylviania NE
Inspection date: Friday, April 28, 2006
This report published on 4/28/2006 11:59:21 AM CDT

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This report is the exclusive property of DLS HOME INSPECTIONS 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 shown in bold type. Items of concern follow descriptive information and are shown as follows:
SafetyPoses a risk of injury or death 
Major defectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in servicable condition 
CommentFor your information 
Concern items are sorted by the types listed above.  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

Structural Pest Inspection Concerns
Items marked with the following icons relate to the structural pest inspection
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Conducive conditions for wood destroying insects or organisms. (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Interior rooms

General information Return to table of contents  
Report number: 008
Structures inspected: Townhome
Type of building: Single family
Age of building: 9 years
Time started: 10:30
Time finished: 12:45
Inspection Fee: 279.00 + tax
Payment method: Invoiced
Present during inspection: Property owner(s)
Occupied: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Front of structure faces: South
Main entrance faces: North
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system
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: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core fiberglass
  1) there is some minor cracking and small holes in stucco which should be patched to avoid penetration of water in the future

Photo 5  
hole in stucco at gate

Photo 6  
crack in stucco along header at right side of garage door

Photo 7  
hole in stucco on north side
2) There ar seperations on some of the walls surrounding the yard and should be evaluated and sealed to prevent water damage penetration

Photo 4  
post separating from wall at Northeast side gate

Photo 8  
crack in divider wall

Photo 9  
crack in wall at back corner
  3) Paint is needed around back door and above garage door

Photo 10  
trim on door needs paint

Photo 21  
trim around garage door needs painting
  4) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Roof Return to table of contents  
Roof inspection method: Traversed
Roof type: Flat
Roof covering: Tar and gravel
Estimated age of roof: 9 years
Gutter & downspout material: Galvanized steel
Roof ventilation: Adequate
5) One or more parapet wall top surfaces have cracks and should be sealed to prevent water intrusion. A qualified contractor should evaluate and repair as necessary.

Photo 18  
minor cracking on paraphet

Photo 19  
close up of minor cracking on paraphet
6) A qualified roofing contractor should evaluate and apply a new roof coating as necessary in the future. Typically this is done every four to five years.

Photo 15  

Photo 16  
roof above vaulted celing

Photo 17  
second view roof above vaulted celing

Photo 20  
Top clearance of vent stacks OK
  7) There are two skylights on the roof , these are not leaking and appear to be sealed but can be a source of leaks in the future ,you should monitor and call a contractor if you notice any water leaking to avoit future problems

Photo 14  
back roof with skylights

Photo 11  
ventilation opening
Garage Return to table of contents  
  9) The garage door was evaluated and all saftey features worked at the time of the inspection.
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: at meter
Location of main disconnect:
Service entrance conductor material: Copper
System ground: Concrete encased electrode
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
    10) Service panel photos

Photo 2  
service feed w/meter

Photo 22  
electric service panel interior

Photo 23  
electric service panel interior close up

Photo 24  
service panel with legend
    11) Minor crack in garage floor

Photo 26  
minor crack in garage floor riser
Water heater Return to table of contents  
Estimated age: 9 years
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Reliance
Model: 5-4--norto-d
  12) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
  13) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Photo 25  
hot water heater and furnace
Heating and cooling Return to table of contents  
Estimated age: 9 years
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Evaporative cooler
Distribution system: Sheet metal ducts
Manufacturer: Ducane
Filter location: In return air duct above furnace
Last service date: unknown
  14) The furnace did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.

The owners are repairing the electric igniter as per the Gas company and will call me to re evaluate when contractor is finished

Photo 27  
interior of furnace

Photo 28  
interior of furnace
  15) 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.
  16) Swamp cooler was not on at time of inspection and could not be evaluated

Photo 13  
covered swamp cooler (1 year old approx)
Plumbing and laundry Return to table of contents  
Location of main water shut-off valve: at meter
Location of main water meter: sidewalk at front of garage
Location of main fuel shut-off: North side of house
Water service: Public
Service pipe material: Not visible
Supply pipe material: Not visible
Vent pipe material: Not visible
Drain pipe material: Not visible
Waste pipe material: Not visible
  17) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
  18) Gas meter at it's location

Photo 3  
gas meter
Kitchen Return to table of contents  
  19) All apliances were on and tested and were working at time of inspection ,there were no leaks or problems at time of inspection. all cabinets and drawers were working
Bathrooms Return to table of contents  
  20) One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
(The two bathroom outlets are reversed wired the GFCI for both bathrooms is located in the master bath and they are on the same circuit tested GFCI and both outlets are reversed and both are inactive when GFCI is tripped)
21) Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

Photo 29  
tile loose in hall bath

Photo 30  
hall bath

Photo 31  
trim around hall bath loose
  22) Broken toilet seat in master bathroom
  23) One or more shower drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
The drain in the halway bathroom tub drains slowly
    24) counter top in master bath has a "burn mark" or discoloring at sink
Interior rooms Return to table of contents  
  25) Inspector could not open back security door because there was no key available this door has a keyed deadbolt and can be a saftey hazzard in case door is needed for an emergency exit
  26) All celing fans,lights and doors checked out and were working at time of inspection also a representative number of windows and blinds were operated and were working at time of inspection.

Photo 12  
front door and entry OK

What Your Inspection Report Covers

You should not regard this inspection and report as a guarantee or warranty of the property and its components. It is not.
It is simply a report on the general condition of the property at a given point in time.
Furthermore, as a homeowner, you should expect problems to occur; roofs will leak, drain pipes will become blocked, and components and systems will fail without warning.
For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current.
If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies are very likely to charge you for a service call and then deny coverage on the grounds that a given condition was preexisting or not covered because of an alleged code violation or a manufacturers defect.
Therefore, you should read such policies very carefully, and depend upon our company for any assistance and consultation that you may need.

My Promise to You
Choosing the right home inspector can be difficult. Unlike most professionals, you probably will not get to meet me until after you hire me. Furthermore, different inspectors have varying qualifications, equipment, experience, reporting methods, and yes, different pricing. One thing for sure is that a home inspection requires work, a lot of work. Ultimately a thorough inspection depends heavily on the individual inspectors own effort. If you honor me by permitting me to inspect your new home, I guarantee that I will give you my very best effort. This I promise you.

Dale L Staben