Home Inspection Service

Inspector's phone: (435) 260-2727
174 Country Ridge Rd 
Grand Junction CO 81503-4417
Inspector: Martin Avalos


Home Inspection Report
Client(s):  Janet & Darwin Holte
Property address:  2681 Continental Ct.
Grand Junction CO
Inspection date:  Monday, August 26, 2013

This report published on Tuesday, August 27, 2013 10:48:41 AM 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.

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Interior rooms
General information Return to table of contents
Structures Inspected:: Main residence
The following items are excluded from this inspection: Irrigation system, Shed
Type of building: Single family
Client Real Estate Agent: Rowena Boroughs
Inspection Fee: $350
Payment method: Invoiced
Present during inspection: Client(s), Property owner(s)
Occupied: Yes
Weather conditions: Partly cloudy
Foundation type: Crawlspace
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety concern. I recommend installing one or more carbon monoxide alarms as necessary.
2) Some wall and floor surfaces were obscured by furniture or stored items. Some areas couldn't be fully evaluated.
Exterior Return to table of contents
Foundation material: Concrete stem walls, Appears Serviceable
Apparent wall structure: Wood frame
Wall covering: Wood 4x8 panels (T-1-11 plysawn type), Appears Serviceable
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Steel w/ insulation foam core
Exterior summary of certain items.: The concrete driveway appears serviceable. Minor cracks are typical., No irregularities in the fence were noted., The grading around the perimeter of the home appears to slope away from the foundation properly., Some areas around the perimeter appear to slope toward the foundation, No irregularities were noted on the siding material., The soffits and fascia appear in good repair., The electrical receptacles and lights appear proper.
3) No significant concerns were noted in the driveway. Some minor cracks may exist.
4) The fascia appears serviceable. No concerns were noted.

Photo 54  
This location has a negative slope (towards the foundation). All the water discharged from the rain gutter down pipe does not flow away from the foundation. This should be corrected.

Photo 56  
Soffits appear proper.

Photo 64  
A large low hanging tree limb extends over the top of the roof. Consider having this limb removed.

Photo 67  
Small crack in the concrete at the front door

Photo 66  
Rain gutter extension down pipe is allowing moisture to collect on the face of the rockwork. Mossy condition exists.

Photo 68  
This slightly darkened area by the front porch shows an elevated moisture condition with an electronic moisture meter. This is the general location of the moisture intrusion noted in the "crawlspace" section of this report.
Roof Return to table of contents
Roof inspection method: Walked, No irregularities in the composition shingle roofing material were noted.
Roof type: Gable, Cross-hipped, Shed
Roof covering: Asphalt or fiberglass composition shingles
Gutter & downspout material: Metal
Roof ventilation: Adequate
General Condition: Appears serviceable
6) Debris has accumulated in ALL of the gutters. These should be cleared.

Photo 55  
Rain gutter debris is not allowing water to flow into the down spout.

Photo 60  
Rain gutter debris is not allowing water to flow into the down spout.

Photo 61  
General photo. No concerns noted

Photo 62  
General photo. No concerns noted

Photo 65  
This section (above the front door) of roofing material is not sealed properly and may allow water to wick underneath. This should be corrected.

Photo 33  
General photo of roof above front entrance.
Garage Return to table of contents
General garage condition: Appears serviceable - no irregularities noted
Summary of garage: Vehicle door operated properly, Electric eye was functioning, Lighting had no irregularities, Receptacles were operational, The garage floor was serviceable, The walls and ceilings were in good repair
8) The garage doors appear to operating properly.

Photo 35  
No concerns noted

Photo 40  
General photo. No concerns noted

Photo 36  
A small crack in the ceiling drywall was noted. This is common due to more expansion and contraction in an unconditioned (heated / cooled) area.
Attic Return to table of contents
Roof structure type: Manufactured trusses
Insulation material: Cellulose loose fill (blown-in)
Insulation depth / R-value: R-38 - 12" +/-
Attic general condition: No irregularities were noted

Photo 37  
Adequate insulation and ventilation noted

Photo 38  

Photo 39  
Appears to have approximately 12" (R-38) of cellulose blown-in insulation.
Electric service Return to table of contents
Primary service overload protection type: Circuit breakers
Service voltage (volts): 120/240
Location of main service switch: Near meter base at rear of house
Main disconnect rating (amps): 200
Branch circuit wiring type: Romex, Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes, I recommend replacing the batteries in ALL the smoke detectors when moving in.

Photo 27  
No concerns noted in the electrical distribution panel.

Photo 28  
200amp main breaker

Photo 29  
Secondary electrical distribution panel. No concerns noted

Photo 30  
Water heater Return to table of contents
Type: On demand (tankless)
Energy source: Natural gas
Manufacturer: Rinnai
12) The Temperature / Pressure Relief valve should not terminate under the house. When possible, it should be terminated to the outside or into a floor drain. This also applies to a water heater located above the first level.

The pipe may also be terminated at least 6" from the floor level as long as the water heater is on the first level as noted above.


Photo 11  
5 gallon electric water tank in conjunction with the tankless water heater.

Photo 12  
General photo of the mechanical room

Photo 2  
Tankless Rinnai water heater.
No concerns with the unit was noted.

Photo 17  
TPR (temperature, pressure, relief) valve should have a pipe extension to within six inches of the floor.
Heating and cooling Return to table of contents
Primary heating system energy source: Natural gas
Primary heat system type: Forced air gas furnace
Primary Air conditioning type: Split system
Distribution system: UNINSULATED sheet metall pipe
Manufacturer: York
Filter location: At the top of the furnace duct

Photo 15  
Furnace & A/C filter location. Filter is slightly dirty and should be changed before the furnace is used.

Photo 34  
"Nest" brand thermostat control.

Photo 41  
Debris (leaves) on the inside of the air conditioning condenser. This should be cleaned out.

Photo 53  
No concerns with the A/C unit, but due the the age of the unit and no documentation of of the last service date, I recommend this unit be further evaluated by an HVAC professional.

Photo 4  
No concerns noted with the furnace. However, due to the age of the unit and no service documention, I recommend it be further evaluated by an HVAC contractor.

Photo 18  
This floor vent behind the furnace is blocked off. This should be opened back up for the combustion air requirements of the furnace.
Plumbing and laundry Return to table of contents
Water pressure (psi): 80
Location of main water shut-off valve: Front yard near street
Water service: Public
15) I was not able to determine the age of the home, but if the water supply pipes in the home was built prior to 1986 it may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.

    For more information visit: http://www.cpsc.gov/CPSCPUB/PUBS/5056.html and http://www.epa.gov/safewater/lead/index.html

    Photo 45  
    View of soldered copper water pipes.

    Photo 59  
    Water pressure is normal (80 psi)


    Photo 19  
    General view of laundry area. No concerns noted.
    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Gas log pre-fab fireplace
    Chimney type: Masonry
    17) No controls were found to operate one or more gas fireplaces. For example, a thermostat or on-off switch. These appliance were not fully evaluated. Recommend consulting with the property owner(s) as to how they operate, and/or having a gas appliance contractor evaluate and repair if necessary.

    Photo 10  
    Gas log fireplace in living room

    Photo 63  
    The grouting around the rock work on the top of the masonary chimney is cracking and should be should be re-grouted / sealed to prevent moisture from entering.
    Crawl space Return to table of contents
    Inspection method: Traversed
    Floor structure above: Solid wood joists
    Vapor barrier present: NO

    Photo 42  
    No vapor barrier present. Ground should have the appropriate vapor barrier of 6 mil polyethylene plastic as per code.

    Photo 43  
    R-19 fiberglass insulation throughout.

    Photo 44  
    View of moisture that has collected at that location. The source of the leak was not located. Possibly coming from a leaking hose bib connection.

    Photo 46  
    Additional photo of moisture.

    Photo 47  
    Some electrical wires are not supported properly.
    Note: heat duct in the back ground has no insulation around the pipe.

    Photo 48  
    Heat ducts are not insulated

    Photo 49  
    Wet wooden foundation plate near the ground moisture.

    Photo 50  
    View of crawl space under the "new" addition. Some insulation batting has fallen down. No other concerns were noted.

    Photo 51  
    Uninsulated metal ducting.

    Photo 52  
    General photo
    Kitchen Return to table of contents
    Kitchen Appliances: The stove burners turned on / off properly, The oven turned on / off properly, The dish washer tuned on / off, but was not run through the cycles., The garbage disposal turned on & off properly. No unusual noise.

    Photo 3  
    Dish soap dispenser reservoir has leaked onto the water valve.

    Photo 5  
    No concerns with the dishwasher

    Photo 6  
    Stove was operational.

    Photo 7  
    General photo

    Photo 8  
    This light fixture has a missing cover

    Photo 9  
    General photo
    Bathrooms Return to table of contents
    Toilets / Showers / Tubs / Sinks / etc/: Toilet(s) appear to be flushing properly, Tub(s) and / or showers operate properly, No irregularities in the sinks were noted, Water supply lines at the shut-off valves have NO corrosion / leaks, Vent fan(s) operate properly, The walls around the tub / shower appear proper. No defects noted., GFI receptacles are working properly.

    All photos below are general photos with not concerns unless otherwise noted.


    Photo 1  

    Photo 14  

    Photo 16  

    Photo 21  

    Photo 22  

    Photo 23  

    Photo 26  

    Photo 31  
    Master bath: Float level is too high and is allowing water to overflow into the overflow pipe

    Photo 13  
    Interior rooms Return to table of contents
    Room Conditions: No irregularities were noted in the bedrooms, No irregularities in the hall were noted., Living room floors, walls and ceilings appear in good repair., The family room appears to have no irregularities, No irregularities were noted in the dining room.

    Photo 20  

    Photo 24  

    Photo 25  

    Photo 32  
    Summary Return to table of contents
    General Summary: The home appears to be structurally sound and has been well maintained.

    It appears that a room as been added adjacent to the garage. No concerns were noted.

    As noted in the previous sections, I would recommend that the heating and cooling units be further evaluated by an HVAC professional.

    An appropriate contractor should evaluate further the source of the moisture in the crawlspace.

    Also, I would recommend a rain gutter professional evaluate and consider relocating the discharge pipe at the rear of the home by the A/C unit

    A roofing contractor should reseal the edge of the roofing material as previously noted in the roofing section.

    A ground vapor barrier should be considered in the crawlspace area..

    NACHI certified