Gem State Home Inspections
Unofficial version!

1)  To view the summary. Click on the link in the upper left hand corner or under table contents.

2)  Evidence of pest activity was found in the form of dead bird and nesting material (both north and south side) in the attic and dead rodent in the crawlspace. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP

3)  Minor cracks and spalling was found in the driveway and front sidewalk. Spalling is common in our area due to deicers. Client should monitor and consider sealing cracks. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

4)  Untreated wood was in contact with concrete or masonry at the exterior. Moisture can collect between the two materials and wick up into the wood. Wood should be installed with a minimum clearance of 1-2 inches between it and concrete or masonry below it at building exteriors. Monitor these areas for rot or infestation in the future and repair if needed.

5)  Under-floor insulation and insulation around heating ducts was falling down and missing in some areas. This may result in reduced energy efficiency and leave pipes susceptible to freezing. Recommend that a qualified person repair or replace insulation as necessary.

6)  The vapor barrier in some areas of the crawl space was loose or askew. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.

7)  Minor microbial staining was visible on floor sheathing in the crawlspace. Such staining usually occurs due to elevated humidity in the crawlspace, and subsequent elevated moisture levels in the sheathing. When humid crawlspace conditions have been corrected, it's likely that such staining will stop growing. Mold abatement specialists can remediate current microbial staining which typically involves the following:

• Clean microbial staining from wood surfaces
• Treat wood surfaces with mildewcides
• Prime wood with special primers

Note that the inspector is not a mold specialist or industrial hygienist and provides no professional opinion on health issues related to microbial growth.

8)  A crawlspace exhaust fan was installed. However the inspector was unable to operate the fan or fully evaluate it because inspector could not find a switch and/or thermostat. Recommend asking current owner's regarding operation. Exhaust fans help reduce humid conditions in crawlspace and reduce the chance of microbial staining. See above for further discussion.

9)  The crawl space was dry at time of inspection. Note that all crawlspace areas should be checked periodically for water intrusion, plumbing leaks and pest activity.

10)  Roofing nails weren't fully seated and shingles were lifting and nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and leaks can occur as a result. Recommend that a qualified contractor repair as necessary.

11)  Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.reporthost.com/?MOSS

12)  Kick-out flashing was missing at roof locations. Such flashing should be located at the bottom of slopes where roof surfaces intersect with exterior walls above. It directs rainwater away from exterior walls and into gutters so that rainwater is less likely to run down the front surfaces of siding or flow behind siding. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. Recommend that a qualified contractor install kickout flashings where missing and per standard building practices.

13)  Architectural roofing has an average life expectancy between 25 to 35 years depending on the weather conditions and attic ventilation.

http://www.improvementcenter.com/roofing/new-roofing-years-it-can-last.html

Only a partial gutter system was installed. Standard building practices call for gutters, downspouts and extensions to be installed at all lower roof edges to convey water well away from the building foundation. Without a drainage system, the crawlspace or basement below the house, may accumulate water. Foundation footings are also more likely to settle or become undermined. Recommend consulting with a qualified contractor about installing a roof drainage system per standard building practices.

Roof surface sections were designed so as to be prone to accumulating debris and/or snow. For example, where two slopes converge. Accumulated debris in these areas can result in leaks. At a minimum, monitor such areas for accumulated debris in the future and clean as necessary.

14)  Heating or cooling ducts in an unconditioned space (e.g. attic) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

15)  Attic insulation and venting.

16)  Exhaust fan duct for range at the microwave in the attic was not attached to an exterior vent hood or cap. As a result, conditioned air will enter the attic when the fan is operated. This can result in excessive moisture in the attic. No adverse conditions were observed at time of inspection.

17)  The building meets current standards.

Current safety standards recommend smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, and on each level. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

18)  Equipment for a generator system was found. Generators, transfer switches and any associated wiring are excluded from this inspection. Recommend that the client consult with the property owner or review documentation to familiarize themselves with the operation of this system.

19)  Electrical panels were labeled. A recent electrical tag was noted.

Only a cursory evaluation of some panels was performed during the inspection due to the vulnerability of medical equipment. For a full evaluation, the client should hire a qualified electrician.

20)  A fire suppression system was installed on the premises. 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. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.

Sprinkler pipes were run in unconditioned spaces and were not insulated. When system is serviced, recommend asking specialist about this. Freezing pipes can cause damage.

21)  One sewer clean out was noted at the east side of the building.

Based on the age of this structure, recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive.

22)  Main water shutoff valve is located in basement mechanical room.

23)  A sewage ejector pump was installed on the premises. Pump cycled at time of inspection. These are specialty systems and not a part of a typical home inspection. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's recommendations. Typically, these pumps have a lifespan of 7-10 years. For more information, visit:
http://www.reporthost.com/?SEWEJPMP

24)  Sprinkler systems should be winterized this time of year.

Based on visible equipment, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are not a part of a typical home inspection. A recent backflow test tag was visible dated 2022. Backflow tests are required annually in many municipalities in our area to prevent cross-contamination of potable water.

25)  Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies 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. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:

• That a qualified well contractor fully evaluate the well, including a pump/flow test
• That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
• Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
• Document the current well capacity and water quality for future reference

For more information, visit:
http://www.reporthost.com/?WELL

26)  The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Maintaining your water heater for maximum life. See link for more information.

https://www.thisoldhouse.com/how-to/how-to-maintain-water-heater

27)  The gas and electric forced air furnaces and A/C's appeared to have been serviced within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However, a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future.

The filters should be changed upon move in. How often a filter should be changed depends on environmental factors (ie pets, smoking, dust, etc) but a general rule of thumb is every 3 months. Adjust time according to observation.

The estimated useful life for most forced air furnaces is 15-20 years, A/C condensing units is 10-15 years. Some furnaces and A/C condensing units appeared to be near this age and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the future.

For more information visit:
http://www.reporthost.com/?ANFURINSP

28)  Mini ductless split systems work most efficiently when cleaned and serviced regularly. Filters are typically present that need periodic cleaning. Recommend asking owner's if units have been serviced lately and have a qualified HVAC specialist service unit if they haven't.

See links for manufacturers recommendations.

http://mitsubishi-electric.com.au/how-to-clean-air-conditioner-filter.html

https://na.panasonic.com/us/home-and-building-solutions/heating-air-conditioning/mini-split/discontinued-e12nkua-single-split

29)  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.

30)  Gas fireplace was functional at time of inspection.

Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
http://www.reporthost.com/?ANGFINSP

31)  Inspector performs a limited function test of appliances and runs dishwasher for short cycle. Deficiencies at time of inspection are noted above if present.

Inspector removed dishwasher toe kick and no leaks were observed at time of inspection.

32)  No access or only limited access was available to the back of the clothes washer and dryer, and to utility hook-ups located behind the appliances. The inspector normally attempts to determine the presence of a gas vs. electric power supply, the configuration of the stand pipe, whether the dryer exhaust duct is serviceable, etc. Because of the lack of access, the inspector was unable to fully evaluate and/or describe the hook-ups and appliances.

Recommend clearing dryer duct of lint upon move in and periodically in the future to reduce fire hazard. Dryer vent should be as straight and short as possible to minimize lint collection.

33)  Inspector ran water in the sink(s) flushed toilets. No leaks were noted at time of inspection.

Fill valve/ball cock was leaking at toilet at location(s) #E. As leak is within tank, no adverse conditions were observed. This does indicate fill valve will need replacing in the future. These can be obtained at most home improvement stores.

34)  Condensation or staining was visible between multi-pane glass in many windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

35)  A central vacuum system was found. Typically, central vacuum system's exhaust is vented to exterior. This vacuum system was vented to crawlspace. Conditioned air and dust can enter crawlspace.

The central vacuum exhaust duct terminated in the crawl space. Recommend that a qualified person install, repair or replace the duct as necessary so it terminates outdoors, and per standard building practices. For more information, visit:
https://www.reporthost.com/?DRYER

36)  A security system was found. Transfer switches and any associated electrical are a specialty system. Recommend that the client consult with the property owner or review documentation to familiarize themselves with the operation of this system

37)  The property was equipped with fire extinguishers. Those designed for commercial use can be refilled and resealed by companies who specialize in this service. Inexpensive models are disposable. Unfortunately, an expiration date cannot be fully trusted and there is no foolproof way to know if an extinguisher is no longer functional. Due to the extremely destructive potential of fires and the relatively low cost of extinguishers, it is advisable to replace or recharge questionable extinguishers.

Extinguishers are classified based on their chemical ingredients, all of which have their own strengths and limitations. It is important to know what type of extinguisher combats what type of fire. Fire extinguishers are critical indoor/outdoor components that must be maintained and inspected regularly.

Recommend hiring a qualified service contractor to evaluate, maintain and/or replace fire extinguishers as needed now and in the future annually. Property owners and managers should be be familiar with current and local laws and per standard fire code jurisdiction. It is beyond the scope of this inspection to determine the adequate number of fire extinguishers needed on the premise, to test their ratings, or to test fire them. As such, they are excluded from this report.

Any mention of these materials in this report is made as a courtesy only, Consult with specialists as necessary for this type of evaluation

From Fire Extinguisher Maintenance and Inspection - InterNACHI http://www.nachi.org/fire-extinguisher-maintenance-inspection.htm#ixzz2ugHYhqYf

38)  Architectural roofing has an average life expectancy between 25 to 35 years depending on the weather conditions and attic ventilation.

http://www.improvementcenter.com/roofing/new-roofing-years-it-can-last.html

39)  Attic insulation and venting.

What appeared to be past water stains were visible on the roof structure at locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

40)  Windows or doors were installed with no "drip cap" or "Z" flashings installed above them. Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors. Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain caulk and paint as necessary.

41)  Non-metallic sheathed wiring in the attic was routed on surfaces within 6 feet of access hatches or doors, and was subject to damage. Wiring can be damaged when hatches are lifted and set aside, when stored items are moved into or out of the attic, etc. This is a potential hazard. Care should be taken when entering and exiting attic.