This report published on Thursday, October 11, 2018 9:32:43 PM PDT
Please understand that there are limitations to this inspection. Many components of the home are not visible during the inspection and very little historical information is provided in advance of the inspection. While we can reduce your risk of purchasing a home, we cannot eliminate it, nor can we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommend that you budget for unexpected repairs. On average, we have found that setting aside roughly one percent of the value of the home on an annual basis is sufficient to cover unexpected repairs.
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:
Poses a safety hazard
Correction likely involves a significant expense
Recommend repair and/or maintenance
Correction likely involves only a minor expense
Recommend ongoing maintenance
Recommend evaluation by a specialist
Item or component is in satifactory condition
For 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
Estimated age of roof.: 2012 Annually check for roof deterioration and wind damage.
Roof inspection method: Traversed
Condition of roof surface material: Satisfactory
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Satisfactory
Condition of gutters, downspouts and extensions: Satisfactory
Gutter and downspout material: Metal
Gutter and downspout installation: Full
4) Extensions such as splash blocks were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
8) 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.reporthost.com/?SMKALRM
9) One or more "plug-in" type carbon monoxide alarms were found. Because such CO alarms can be easily removed, recommend that the client verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. Note that some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. For more information, visit: http://www.reporthost.com/?COALRM
Condition of service and main line: Appears serviceable.
Water service: Public
Location of main water meter: By street
Location of main water shut-off: Garage
Service pipe material: Plastic
Condition of supply lines: Satisfactory
Supply pipe material: PEX plastic
Condition of drain pipes: Satisfactory
Drain pipe material: Plastic
Condition of waste lines: Satisfactory
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Building exterior
Vent pipe condition: Satisfactory
Vent pipe material: Plastic
Location of main fuel shut-off valve: At gas meter
Location of main fuel shut-off valve: By furnace
11) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
12) Two drain line brackets in the crawl space need to be tighten up, there was a slight dip in the line.
13) Main water shutoff valve is located behind water tank
14) 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
15) 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.
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appears serviceable.
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 2004
Forced air heating system manufacturer: Carrier
Location of forced air furnace: Garage
Condition of furnace filters: Satisfactory
Location for forced air filter(s): At base of air handler, 16x25x1
Condition of forced air ducts and registers: Satisfactory
Condition of cooling system and/or heat pump: Not determined
Cooling system and/or heat pump fuel type: Electric
Location: Garage side of house.
Type: Packaged unit
Condition of cooling system and/or heat pump: Carrier
Condition of controls: Not determined (system inoperable)
16) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
17) The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
18) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Condition of gas-fired fireplaces or stoves: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Metal pre-fab fireplace
Fan or blower installed in gas-fired fireplace or stove: Yes
Condition of chimneys and flues: Satisfactory
Gas-fired flue type: Direct vent
19) The gas fireplace did not respond to normal controls (e.g. on/off switch, thermostat, remote control) and were not fully evaluated as a result. The pilot light or gas supply may have been turned off, or some other condition may have prevented operation. The inspector only operates normal controls and does not light pilot lights or operate gas shut-off valves. Consult with the property owner, review all documentation for such gas appliances, and become familiar with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, dishwashers, refrigerators, freezers, ice makers, hot water dispensers and water filters; Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Microwave oven
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Satisfactory
Condition of hot water dispenser: Appeared serviceable
Condition of under-sink food disposal: Satisfactory
Condition of dishwasher: Satisfactory
Condition of range, cooktop or oven: Satisfactory
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Satisfactory
20) The caulking needs to be renewed between countertops and backsplashes. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Satisfactory
Condition of bathtubs and related plumbing: Satisfactory
Condition of shower(s) and related plumbing: Satisfactory
Condition of ventilation systems: Satisfactory
Bathroom and laundry ventilation type: with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
21) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit: http://www.reporthost.com/?DRYER
22) The sink drain stopper mechanism at location(s) #A was Damaged. Recommend that a qualified person repair or replace as necessary.
Exterior door material: Fiberglass or vinyl, Sliding glass
Condition of interior doors: Satisfactory
Condition of windows and skylights: Satisfactory
Type(s) of windows: Vinyl, Multi-pane, Sliding
Condition of walls and ceilings: Satisfactory
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Satisfactory
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
Condition of stairs, handrails and guardrails: Satisfactory
23) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: http://www.reporthost.com/?ECC
24) Caulk was deteriorated in some areas. For example, around windows and/or around doors. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit: http://www.reporthost.com/?CAULK
Thank you for selecting our company. We appreciate the opportunity to be of service. Should you have any questions about the general condition of the house in the future, we would be happy to answer these. There is no fee for this telephone consulting. Our fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.
Thank You, Timber Turner
Gem State Home Inspections 208-640-1673
Home appliance estimated design life: 1. Gas furnace: 15-20 years 2. Gas boiler: 17-24 years 3. Oil furnace: 18-25 years 4. Electric furnace: 18-25 years 5. Heat pump: 15 years 6. Central air conditioning: 15 years 7. Water heater (tank): 8-12 years 8. Water heater (tankless): 20+ years 9. Range and oven: 18-20 years 10. Refrigerator/Freezer: 18-20 years 11. Dishwasher: 9-11 years 12. Microwave oven: 10 years 13. Range hood and fan: 14 years 14. Food disposal: 10-12 years 15. Garage door opener: 10 years 16. Laundry washing machine: 14 years 17. Laundry dryer: 14 years 18. Bathtub/Sink: 10-30 years 19. Smoke or CO detector: 8-10 years 20. Exhaust fans: 10 years