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HHI-Hews Home Inspections

2120 S Reserve St # 234 
Missoula MT 59801-6451
Inspector: Russell Hews

Summary

Client(s):  Mr. & Mrs. Right
Property address:  1234 Pleasant Lane
Missoula MT 59809
Inspection date:  Thursday, October 4, 2018

This report published on Wednesday, October 31, 2018 1:22:47 PM MDT

This report is the exclusive property of this inspection company 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/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)


Grounds
1) Ledger boards for one or more decks appeared to be attached with nails only. This method of attachment is substandard and may result in such structures separating from the main building. This is a potential safety hazard. Modern standards call for ledger boards to be installed with 1/2 inch lag screws or bolts into solid backing, and brackets such as Simpson Strong Tie DTT2 brackets and threaded rod, connecting interior and exterior joists. Recommend contacting a qualified contractor for further evaluation and recommendations. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
2) Conducive conditionsSoil was in contact with or too close to wooden deck, porch or balcony substructure components. This is a conducive condition for wood-destroying organisms. Clearances to soil should be as follows:
  • 12 inches below beams
  • 18 inches below joists
  • 6 inches below support post bases and other wood components
Pressure treated wood is typically rated for 25 year contact with soil, but the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps. For other components, soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non-treated wood with treated wood, or installing borate-based products such as Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.reporthost.com/?IMPEL

Exterior and Foundation
5) Some sections of siding and/or trim were loose. Recommend that a qualified person repair, replace or install siding or trim as necessary.
6) Conducive conditionsThe paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
7) Conducive conditionsCaulk was deteriorated in some areas. For example, around windows, around doors, at siding butt joints and/or at siding-trim junctions. 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

Roof
14) Conducive conditionsSignificant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

Electric
18) One or more wall switches were worn. The light or receptacle controlled by the switch was powered intermittently and/or if the switch was wiggled. These switches can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace worn switches as necessary.
19) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved 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. For more information, visit:
http://www.reporthost.com/?COALRM
20) Had a loose floor outlet up stairs. Recommend a qualified person refasten.
21) The front door bell did not operate. Recommend a qualified person repair.

Water Heater
26) The hot water temp. was a 137 degrees. This is a safety issue because it could cause personal injury. The national recommended temp. for a water heater is 120 degrees.
Recommend a qualified person adjust the temp. to 120 degrees or below.

Kitchen
29) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB

Bathrooms, Laundry and Sinks
31) The exhaust fan at location(s) #A 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.

Light not working or the bulb was out.
32) Conducive conditionsGaps, no caulk, or substandard caulking were found between the bathtub/shower and the floor at location(s) #A & #B. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
33) The toilet flush handle in the toilet at location(s) #A did not operate properly or was inoperable. Recommend that a qualified person repair as necessary.
34) Caulk around the base of the toilet at location(s) #A and B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.

Interior, Doors and Windows
36) Vinyl, linoleum or marmoleum flooring in one or more areas of the dinning/kitchen room area was damaged. If in a wet area, water can damage the sub-floor as a result. Client may wish that a qualified contractor replace or repair flooring as necessary.
37) Minor cracks 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