This report published on Monday, November 5, 2018 8:32:59 AM MDT
Thank you for selecting Milestone Consultants Inspection Service to perform your real estate inspection. I appreciate your confidence and trust in me and I recognize the importance of this document to you for the most significant investment of your life. I would like you to take the time to read it thoroughly and have a full understanding of my analysis.
My comprehensive review of this property is detailed in the following pages and for your convenience a summary page is also submitted for the areas I consider necessary to highlight for your review. The objective of my inspection is to observe all accessible areas of the home to identify any structural, mechanical, electrical or plumbing issues that exist and make you aware of them. In addition I test to ensure that the mechanical, electrical and plumbing systems are working as intended at the time of the inspection.
Please be aware that hidden damage may exist that I cannot access or determine the extent of all problems, but every reasonable attempt is made to investigate areas of concern.
Please feel free to call me with any questions you may have after you have read the entire report. Again I strongly suggest you read the entire report so you can feel assured knowing all the conditions of the property you are considering for purchasing.
Lee Miles Milestone Consultants Inspection Services
Scope: The purpose of this inspection is to perform a limited visual and auditory on-site observation of the readily accessible areas including structural, plumbing, electrical and mechanical systems located in the structure. This report is to provide you with an objective personal opinion as to the general adequacy of the components associated with this building and their intended function and to clearly note any deficiencies or items of concern that may need attention or immediate repair. This report is not all encompassing, nor is it intended to be. It is very specific to the areas observed and reported on by the inspector.
Please be reminded that nearly every item in the home is of used condition, excluding new items, and has normal wear and tear and the life expectancy would be based on when the item came into use or was installed for use. Also keep in mind that the age of the home has direct effect on meeting standard requirements at the time of construction or remodel. The older the home, generally speaking, the less standard requirements were needed, although the system designs may perform their intended duties adequately.
I do not inspect any item which I cannot see in a normal inspection. For example, I cannot remove or move any personal items such as furniture, clothing, wall hangings, floor coverings, insulation, etc. Repairs or remodeling may cover or hide evidence of prior damage or defects and may conceal inferior workmanship and possible wiring, mechanical, plumbing and structural issues. I do suggest that all repairs and remodel projects that may have covered or concealed items or previous problems be disclosed and forthcoming with that information. I do not dismantle any equipment to inspect components. I do not hold myself as a specialist of any one item, merely performing a general inspection. If I report that an item was not inspected, not performing its intended use or is in need of repair, I urge you to have that item examined by a “specialist” before making your purchase.
It should be understood that this report does not offer any warrantee, guarantee or insurance in regard to the soundness of the construction, the usual life, adequacy, future performance, past or potential defects of items inspected or future operability of equipment and appliances. Understand that the inspector cannot determine violations of construction, plumbing, mechanical, electrical or other codes and ordinances and that the inspectors report is the inspectors subjective determination of the conditions of the items at the time of the inspection. Estimations of the items age are approximated and the design life of the item varies according to manufacturers specifications.
The term inspection? DOES NOT include all items, merely the areas visually accessible and applicable to the specific nature of this inspection report. Specific items that are NOT part of normal inspection include but are not limited to: lead paint, asbestos, radon, toxic or flammable materials, refrigerators, freezers, remote overhead door transmitters and receivers, floor coverings, wall coverings, free standing kitchen appliances, laundry appliances, water conditioners, underground storage tanks, wells, septic systems, driveways, playground equipment or other recreational and leisure items, self cleaning functions of the range or oven, and any insect infestation that should be inspected by an insect professional along with a radon inspection/test if deemed necessary.
If you have any complaints regarding this report or the inspection you must notify me within 7 days of the report/inspection and let me re-inspect the issue of the complaint before changing the condition of the item. If repairs or modifications are made before the re-inspection, the claim against the inspection company for failure to adequately inspect the item in question is null and void. No action or suit shall be brought against the inspection company by any third party at any time beyond 1 year of the inspection/report. If anyone other that the client who ordered this inspection shall make any claim or file a suit against the inspection company for failure of its services hereunder in any respect, the client agrees to indemnify, absolve and hold harmless the inspection company from any and all claims or suits including the payment of all damages, expenses, costs and attorney fees of the inspections company if the complaining party does not win.
This report was furnished at the request of the client, by the inspection company in determining the overall condition of the subject areas. Furthermore, this report is not to be used to renegotiate or determine value for the area reported upon or imply any warrantee, guarantee or estimation of expected service life of any of the components therein.
I certify that I have no interest, present or contemplative, in this property or it's improvements with trades people or benefits derived from any sales or improvements made to this property.
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
Recommend ongoing maintenance
Recommend evaluation by a specialist
Recommend monitoring in the future
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
Weather conditions during inspection: Partial clouds/snow covered
Temperature during inspection: Cold
Buildings inspected: One house with attached garage and carport
Number of residential units inspected: 1
Age of main building: varies
Source for main building age: Owner, Original structure built in 1975, addition and remodel in 1999, addition and remodel in 1012
Front of building faces: North
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present
1) Comment - Many areas and items at this property were obscured by furniture, stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Driveway material: Gravel obscured by snow on ground
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood Unable to fully evaluate ground floor deck due to snow conditions and inability to visually examine substructure due to low level
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
2) Safety, Repair/Replace - 2nd floor stairs were sub-standard constructed and show signs of damage. Ledger at top of stairs is undersized and has cracked from pressure. Center stair stringer also has cracked at mid-span. Posts supporting stairway and roof structure do not have post bases and appear to be resting on concrete slab without proper footing below. Slab shows signs of settling and large cracks are visible. Load path footing support is critical in this location due to weight of roof structure. Recommend further evaluation and repair.
3) Safety, Repair/Replace - Handrails at 2nd floor exterior stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
4) Repair/Maintain - Soil was in contact with or too close to wooden deck or porch 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
5) Monitor - Concrete sidewalk sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old concrete and installing new.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Cement fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Poured in place concrete
6) Repair/Maintain - Exterior foundation wall at sun-room has exposed rigid insulation. This type of insulation will deteriorate over time due to exposure to the elements. Recommend finish covering such as flashing or plaster to protect insulation.
7) Repair/Maintain - Penetrations in exterior wall cavity were found in several locations. Moisture or pests can enter these areas causing numerous problems. Recommend sealing all openings as per standard building practices.
8) Repair/Maintain - Several locations were found that were missing or had unfinished trim. While cosmetic in nature if protected from weather these areas should be painted or metal covered as needed.
9) Maintain - Exterior wood surfaces require routine maintenance such as staining or preservative applications. Lower deck was covered with snow and could not be completely evaluated. Wood surfaces should be treated when weather permits.
10) Monitor, Comment - "Honeycombing" was found in one or more sections of the concrete foundation. This occurs when aggregate and sand in the concrete mixture bunches into clusters and fails to mix with the cement paste. This can be caused because the concrete mix was too stiff, by inadequate consolidation (insufficient use of a mechanical concrete vibrator) and/or pouring the concrete from too high of an elevation. In many cases honeycombing is only a cosmetic issue, but it does make concrete susceptible to water infiltration. Where honeycombing is accessible, recommend that a qualified person fill voids with an approved material such as hydraulic cement or non-shrinking grout.
Roof inspection method: Not inspected Snow covering entire roof
Condition of roof surface material: Not determined (inaccessible or obscured)
Roof surface material: Asphalt or fiberglass composition shingles, Metal panel
Roof type: Gable, Shed
Condition of exposed flashings: not visible
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
11) Repair/Maintain - One or more downspouts were incomplete, missing. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Unable to access attic from master bedroom closet due to storage shelving and small hatch opening. No access point was located at the single story portions of house.
Condition of insulation in attic (ceiling, skylight chase, etc.): Not determined (inaccessible or obscured) Unable to evaluate
Condition of roof ventilation: Could not fully evaluate due to inaccessible attic space
Roof ventilation type: Gable end vents, Enclosed soffit vents
12) Repair/Replace, Evaluate - Inspector was unable to visually locate mechanical connections at beam rafters on front porch and carport. Standard building practices require positive attachments to prevent shifting or movement in the event of high winds, earthquake or settling. Recommend evaluation and repair as needed.
13) Repair/Replace, Evaluate - Roof framing at utility area (below 2nd floor deck) did not utilize framing connectors at rafters and ridge beam. At a minimum pressure blocking should be installed between rafters at ridge and some type of strap configuration installed at end of ridge beam to prevent shifting. Inspector was not able to evaluate upper deck sub framing as it is obscured from vision.
14) Repair/Replace - One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Hatch located in master closet is blocked by shelving permanently installed. Recommend that a qualified person modify attic access points per standard building practices.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Garage, Carport
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
15) Safety, Repair/Maintain, Evaluate - The auto-reverse mechanism on one or more automatic openers for garage vehicle doors was inoperable. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.reporthost.com/?NRGD
16) Safety, Repair/Maintain - The photoelectric sensors that trigger the auto-reverse feature on one or more garage vehicle doors' automatic openers were located higher than 4-6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they are 4-6 inches from the floor at door opening per standard building practices. For more information on garage door safety issues, visit: http://www.reporthost.com/?GDPES
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Not determined, not readily apparent not located
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Laundry room
Location of sub-panel #B: Laundry room
Location of sub-panel #C: Utility room
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
17) Safety, Repair/Replace, Evaluate - Substandard wiring was found at the building exterior. For example, exposed wiring, unterminated wires. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
18) Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the kitchen, laundry sink, garage, exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
19) Safety, Repair/Replace - One or more circuit breakers in panel(s) #C were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit: http://www.reporthost.com/?DBLTAP
20) Safety, Repair/Replace - Neutral and equipment ground wires were bonded (connected) at sub-panel(s) # C. This should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a qualified electrician repair per standard building practices. For more information, visit: http://www.reporthost.com/?SUBGRND
21) Safety, Repair/Replace - Flexible lamp or appliance cord was being used for permanent wiring at one or more locations. Such wiring is not intended to be used as permanent wiring and poses a safety hazard of shock and fire. Recommend that a qualified electrician repair per standard building practices.
22) Safety, Repair/Replace - Smoke alarms were missing from bedrooms. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM
23) Safety, Repair/Maintain - One or more wires inside panel(s) #B, C were loose, and were not terminated. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary. For example, by trimming wires to length and installing wire nuts.
24) Repair/Maintain, Evaluate - The legend for circuit breakers or fuses in panel(s) #A, B, C was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Condition of service and main line: Appeared serviceable
Water service: Private well
Water pressure (psi): 40 lbs
Location of main water shut-off: In utility room
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank
25) Repair/Replace, Evaluate - The water supply pressure was 40 pounds per square inch (PSI), and the flow appeared to be marginal. 40-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be low flow. For example, the shower flow decreased significantly when the toilet was flushed. Recommend that a qualified plumber evaluate and repair or make modifications as necessary. Adjustments to well pressure switches can remedy low pressure in some cases. Hot water system appeared to function at lower pressure than cold system.
26) Repair/Replace, Evaluate - Corrosion was found in drain pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.
1st floor hall sink drain. No leak was found when tested.
27) Repair/Replace - The handles at one or more water shut-off valves were missing. Recommend that a qualified person repair or replace as necessary.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Energy source: Electricity
Capacity (in gallons): 50, additional 50 gallon tank used as storage vessel only
Temperature-pressure relief valve installed: Yes
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 120 plus
28) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak. Manufacturers date:1995 per serial no.
General heating system type(s): Forced air, Heat pump, Electric heaters, Gas fireplace or stove
General heating distribution type(s): Ducts and registers
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard, Wall mounted, with fan
Condition of forced air heating/(cooling) system: Appeared serviceable
Estimated age of forced air furnace: 3-5 years
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Furnace/water heater rm
Type: Heat pump
Condition of controls: Appeared serviceable
29) Repair/Replace, Evaluate - The thermostat was not centrally located and may result in uneven heating in some locations. Recommend that a qualified HVAC contractor evaluate and repair if necessary, and per standard building practices. Thermostat located in equipment room.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace, Freestanding stove
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: Yes Openings at exterior wall cavity
Thank you for choosing Milestone Consultants. Please contact me with any questions you may have.