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http://www.gemstatehomeinspections.com
gemstateinspect@gmail.com
(208) 640-1673
9030 N Hess St Ste 221 
Hayden ID 83835-9827
Inspector: Timber Turner
[ashigold] #262353

Summary

Client(s):  Mr. Idaho
Property address:  7777 On the water Dr,
Sandpoint Id
Inspection date:  Monday, May 15, 2017

This report published on Thursday, October 17, 2019 7:46:07 PM PDT

This report is the exclusive property of Gem State home Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeRepair RecommendedItem was not functioning as designed or intended. Correction should be performed, and may require a professional, specialist, or other knowledgeable person.
Concern typeMaintenance ReminderRecommend routine attention and maintenance to keep item in proper working condition.
Concern typeInvestigate FurtherRecommend additional investigation, research, or review by a specialist and/or client
Concern typeInformational CommentReport comment included for your information and consideration.


Grounds
2) Several of the metal stairs have areas of rust that need to be primed and painted.
3) 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.

Exterior and Foundation
4) Some or all of the exterior finish appeared to be exterior insulation and finishing system (EIFS). This is a synthetic stucco that is prone to failure, especially in damp climates. Typically, cracks occur in the finish and allow moisture to penetrate the foam backing. This often produces fungal rot which causes structural damage to wooden wall structures behind the EIFS. It may also result in mold growth.

The client should understand that this is a visual inspection only. No destructive testing or probing is performed, and the inspector cannot determine the condition of materials inside or behind the EIFS finish. It is common practice for EIFS to be evaluated by a certified EIFS specialist, even when no obvious signs of deterioration or substandard installation are found. If concerned, have a certified specialist evaluate further to determine if repairs are needed. Any repairs needed should be made by a qualified contractor. For more information, visit:
http://www.reporthost.com/?EIFS

Crawl Space
5) 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.
6) Under-floor insulation was falling down in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.

Roof
7) Some cement shingles were cracked and/or damaged. Leaks can occur as a result. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
8) 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
9) scuppers at flat roof perimeters were clogged. Leaks and/or water damage can occur as a result. Recommend cleaning scuppers now and in the future as necessary.
10) The clips for the electrical wires on the roof were missing and loose. Recommend that a qualified person repair as needed.

Attic and Roof Structure
11) What appeared to be past water stains were visible on the roof structure 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.

Garage
13) There was a step towards the back of the garage near the man door. Recommend that a qualified person paint the edge to identity the drop off.
14) 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
15) Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.

Electric
16) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. 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

Plumbing / Fuel Systems
17) 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. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water.
18) A water softener 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. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRSFT
http://www.reporthost.com/?HRDWTR
19) A water filtration 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. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRFLTR
20) A lift pump 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 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

Heating, Ventilation and Air Condition (HVAC)
23) What appeared to be past water stains were visible on the roof structure at one or more locations in the mechanical room. 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.
24) The last service date of the gas or 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


Three of the four carrier furnaces were built in 1999 (18 years). The estimated useful life for most forced air furnaces is 15-20 years. These furnaces 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.
25) An electronic air filter was installed. Recommend checking filters upon taking occupancy and monthly in the future. Guidelines vary depending on the manufacturer, but when the filters are dirty, the following steps should normally be performed:
  • Turn off filter and wait 30 seconds before pulling off cover
  • Note direction arrow on cells is oriented and positions of pre-filters and cells
  • Remove cells and pre-filters
  • Clean pre-filters with a vacuum cleaner and brush attachment
  • Wash cells in a dishwasher, in a tub or with a garden hose
  • Be careful not to break ionizing wires or bend collector plates
  • Use only soaps that are safe for aluminum (e.g. dishwasher soap)
  • When using a dishwasher, support cells with 4 glasses, and don't use the drying cycle
  • When using a bathtub, soak cells for 15-20 minutes and then agitate them
  • Let cells air-dry
  • Reinstall cells and filters in the correct position and orientation and turn filter back on
Note that how often filters need cleaning depends on how the system is configured (e.g. always on versus "auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season). For more information, visit:
http://www.reporthost.com/?EAFM
26) Four Carrier A/C units are 1999 ( 18 years)

The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. The units appeared to be near at 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.

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.

Heating, Ventilation and Air Condition (HVAC) 2
27) The last service date of the gas or 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
28) Insulation from several heating or cooling ducts in the crawl space was falling down, 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.

Fireplaces, Stoves, Chimneys and Flues
29) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

Bathrooms, Laundry and Sinks
31) The inspector was unable to determine if ground fault circuit interrupter (GFCI) protection was installed for the jetted bathtub's electric supply due to lack of access to the equipment below the bathtub. If no GFCI protection is installed, then this is a safety hazard due to the risk of shock. Recommend that a qualified electrician evaluate and install GFCI protection if none exists. If necessary, modifications should be made to allow access to the GFCI device for periodic evaluation and to reset it when it trips.
32) The exhaust fan at location(s) #C was noisy or vibrated excessively. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
33) The shower head at location(s) #C was dripping when the shower was turned off. Recommend that a qualified person repair as necessary.