This report published on Thursday, October 11, 2018 9:28:58 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 repairing or replacing
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
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Ground condition: Dry
Sq. footage.: 1100
Inspection fee: 250.00
Payment method: Check
Buildings inspected: Mobile home
Age of main building: 1972
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: South
Additions and modifications: There was a small addition on the north side.
Source for additions and modifications: Property owner
1) The client should be aware that prior to 1976, factory-built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory-built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
Driveway material: Poured in place concrete, Gravel
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies:
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Composition
2) The ceiling height for the porch was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.
3) Deck, patio and/or porch covers were deteriorated. Recommend that a qualified person repair or replace as necessary, and per standard building practices.
4) Porches and/or deck or porch covers were permanently attached to this manufactured home and rely on it for support. Any significantly-sized structure adjacent to manufactured homes should be free-standing to avoid applying loads to the home's substructure and footings. This may be an indication that modifications or additions have been made without permits. Recommend that a qualified contractor familiar with requirements for manufactured homes repair per standard building practices.
5) Wooden deck or porch surfaces and/or railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit: http://www.reporthost.com/?PENOIL http://www.reporthost.com/?DKMAIN
Foundation/stem wall material: Not applicable, slab, manufactured or mobile home
Anchor bolts or hold downs for seismic reinforcement: None
6) Fungal rot was found at one or more sections of siding or trim and/or soffits. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
7) No poured-in-place concrete footings were visible below the piers supporting this manufactured home. Settlement can occur as a result. Consult with a qualified contractor to determine options for installing footings per standard building practices.
8) The inspector was unable to verify that anchor bolts or hold downs were installed, connecting the structure to the foundation. Such devices can be obscured by finished wall surfaces, sill plates, insulation, or other components. Foundation ties in the form of anchor bolts became common in the 1970s, and hold downs have become common in more recent years. The client may wish to have a qualified contractor evaluate further and install such seismic reinforcement if missing. Note that determining the number, spacing and/or adequacy of foundation ties is beyond the scope of this inspection.
Location of crawl space access point #A: Building exterior
Vapor barrier present: Yes
Condition of crawl space ventilation: Satisfactory
Ventilation type: with vents
9) The steel tongue, axle and/or wheels used to tow this manufactured home to this site have been removed from the steel under-carriage, but were left in place in the crawl space below the house. They block access to some areas and limit the inspector's ability to evaluate the crawl space. Note that Housing and Urban Development (HUD) standards require these be removed when a manufactured home is installed. For more information visit: http://www.reporthost.com/?MFGTNG
10) As in most manufactured homes, a "bottom board" was attached to the underside of the floor structure. Its purpose is to protect and hold the under-floor insulation in place. It also helps prevent insects and vermin from nesting in the sub-floor, and helps prevent plumbing lines from freezing. It is permanently installed and obscures the floor structure and all wiring and plumbing within. The inspector makes no attempt to move or remove it for evaluation purposes. All areas and components obscured by the bottom board are excluded from this inspection.
Estimated age of roof.: 10 to 20 years old. Annually check for roof deterioration and wind damage.
Roof inspection method: Traversed
Condition of roof surface material: Satisfactory
Roof surface material: Metal panel
Roof type: Gable
Condition of exposed flashings: Satisfactory
Gutter and downspout installation: Partial
11) Asphalt or tar sealant has been applied to metal roofing in one or more areas. Moisture can become trapped between the metal and the sealant and may cause corrosion. Recommend having a qualified contractor evaluate and make repairs if necessary and per standard building practices.
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes and tested.
Carbon monoxide alarms installed: Yes
13) "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
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Satisfactory
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Tempstar
Location of forced air furnace: Hallway
Condition of furnace filters: Satisfactory
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Satisfactory
Cooling system and/or heat pump fuel type: Electric
Location: South side of house
Type: Packaged unit
Condition of cooling system and/or heat pump: Not determined (inaccessible, obscured, label missing or illegible)
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 gas forced air furnace 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 inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.reporthost.com/?ANFURINSP
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 counters: Satisfactory, Minor blemishes consistent with the age of the house.
Condition of cabinets: Appeared serviceable, Minor blemishes consistent with the age of the house.
Condition of flooring: Satisfactory, Minor blemishes consistent with the age of the house.
Condition of sinks and related plumbing: Satisfactory
Condition of toilets: Satisfactory
Condition of bathtubs and related plumbing: Satisfactory
Condition of shower(s) and related plumbing: Satisfactory
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: No
20) Tile, stone and/or grout in the flooring at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
21) The clothes dryer exhaust duct was routed through an unheated space (e.g. crawl space, basement, attic) and was not insulated. Condensation can accumulate inside the duct. In extreme cases ducts can be blocked by pooled water. Recommend that a qualified person permanently install R-4 insulation around the duct per standard building practices.
Condition of exterior entry doors: Satisfactory, Minor blemishes consistent with the age of the house.
Exterior door material: Metal, Fiberglass or vinyl, Sliding glass
Condition of interior doors: Satisfactory, Minor blemishes consistent with the age of the house.
Condition of windows and skylights: Satisfactory
Type(s) of windows: Metal, Multi-pane, Sliding
Condition of walls and ceilings: Satisfactory
Wall type or covering: Paneling
Ceiling type or covering: Paneling
Condition of flooring: Satisfactory
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
22) Vinyl, linoleum or marmoleum flooring in one or more areas was damaged. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
23) Trim was loose in one or more areas. Recommend that a qualified person repair as necessary.
24) 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
25) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
26) Images of the interior.
27) Wallpaper in one or more areas was peeling and/or deteriorated.
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