This report published on Thursday, October 11, 2018 9:24:00 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
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: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Sunny
Sq. footage.: 1582
Type of building: Single family, Detached garage, Shop
Buildings inspected: One house, One detached garage,
Age of main building: 2006 (9 years)
Source for main building age: Municipal records or property listing
1) Hornet, bee or wasp nests were found at the building exterior. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
2) Microbial growths were found at one or more locations in the attic and/or the crawl space. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit: http://www.reporthost.com/?MOLDCDC http://www.reporthost.com/?MOLDEPA
Condition of sidewalks and/or patios: Satisfactory
Deck, patio, porch cover material and type: Open
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Satisfactory
Exterior stair material: Wood
3) Soil was in contact with some wooden support posts. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
4) A hot tub was installed. Hot tubs, related equipment and supply hookups 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. Regular maintenance is required, and safety issues may exist. Recommend that a qualified specialist evaluate and, if needed, maintain or repair.
5) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons. One or more minor cracks (1/2 inch or less) were found in the driveway. Recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
6) Gaps were found between the bottom of the cement wall and the footing or pier below. Such support posts don't transfer loads to the footing below. Floors and/or the structure can deflect, resulting in non-level floors or damage to the structure. Recommend that a qualified contractor repair as necessary.
Location of crawl space access point #A: Master bedroom closet
Sub-floor material: Oriented strand board
Pier or support post material: Wood, Bearing wall, Concrete
Beam material: Built-up wood
Floor structure above: Engineered wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: without vents
7) No or partial under-floor insulation was installed in the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
8) No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below 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 contractor install a vapor barrier per standard building practices.
9) Ventilation for the crawl space was substandard. There were no vents visible. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.
10) Under-floor insulation was falling down, missing, damaged and/or deteriorated in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
11) Exhaust ducts (e.g. furnace ducts, bathroom fan, clothes dryer) in the crawl space have come apart, were loose or have fallen down. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary.
Estimated age of roof.: 1 to 10 years old. Annually check for normal wear
Roof inspection method: Traversed
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Satisfactory
Gutter and downspout material: Not applicable, none installed
Gutter and downspout installation: None
12) Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
13) The roof structure, or one or more sections of it, had no visible venting. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and install vents per standard building practices.
15) Ground fault circuit interrupter (GFCI) type receptacles had an open ground. Open ground GFCI receptacles will trip, but they won't provide a grounded electric supply for appliances that need them. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by upgrading to grounded, 3-conductor wiring. In older dwellings constructed when GFCI protection was not required, and in areas where GFCI protection is not required, replacing 3-slot GFCI receptacles with 2-slot receptacles may be an acceptable repair.
16) 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
17) Electrical panel is well marked and satisfactory.
Location(s) of plumbing clean-outs: Building exterior
Vent pipe material: Plastic
18) Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) 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. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
Consult with the property owner about this system's maintenance and repair history
Review any documentation available for this system
Review inspection and maintenance requirements for this system
That a qualified specialist evaluate, perform maintenance and make repairs if necessary
19) What appeared to be the main water shut-off valve was located in the crawl space. This is an inconvenient location at best, and may prevent the water from being turned off in a timely manner in the event of a plumbing emergency. Consider having a qualified plumber relocate the shut-off valve to a more convenient location, such as in a closet or a cabinet under a sink.
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 10/14/13
Source for last service date of primary heat source: Label
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Weather King
Location of forced air furnace: Closet
Condition of furnace filters: Required replacement
Location for forced air filter(s): At end of air handler
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Location: Back of house.
Type: Packaged unit
Condition of cooling system and/or heat pump: Weather King.
21) The last service date of the gas or oil-fired 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 or oil, 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
22) 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.
23) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
24) The furnace heating system was not fully evaluated because the gas supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).
25) The heat pump or air conditioner condensing unit was not fully evaluated because the electricity supply was turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate or replace overcurrent protection devices, or operate any controls other than normal controls (thermostat).
Condition of sinks and related plumbing: Satisfactory
Condition of under-sink food disposal: Satisfactory
Condition of dishwasher: Satisfactory
Condition of range, cooktop or oven: Not determined
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Satisfactory, Counter top.
26) No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
27) Kitchen stove was inoperable. Recommend that a qualified person repair as necessary.
Exterior door material: Metal, Fiberglass or vinyl, Glass panel
Condition of windows and skylights: Satisfactory
Type(s) of windows: Vinyl, Multi-pane, Single-hung
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Satisfactory
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
30) Windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
31) 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
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