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8 Sagebrush Ave 
Salmon ID 83467-5227
Inspector: Lee Miles
Inspector's email:
Inspector's phone: (208) 303-0742


Client(s):  John Smith
Property address:  100002 Main Street
Inspection date:  Thursday, January 30, 2014

This report published on Monday, November 5, 2018 8:32:59 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.

Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information

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:

Exterior and Foundation
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.

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.

Attic and Roof Structure
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.

Garage or Carport
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:
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:

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)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
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:
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:
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:
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.

Plumbing / Fuel Systems
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.

Heating, Ventilation and Air Condition (HVAC)
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.

Bathrooms, Laundry and Sinks
30) Repair/Replace, Evaluate - The hot water supply flow for the shower at location(s) #A, B, C, D, E was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.

Interior, Doors and Windows
31) Repair/Replace - Deadbolts on one or more exterior doors were inoperable. Recommend that a qualified person repair as necessary.

Sun-room exterior door
32) Repair/Replace - One or more ceilings were damaged. Recommend that a qualified person repair as necessary.

Hall bath at exhaust fan