This report published on Wednesday, October 17, 2018 10:42:21 PM MDT
A home inspection is a non-invasive observation that is general in nature, not technically exhaustive and limited to readily accessible areas. I hope you will ask me questions if more clarification would help. Where needed I recommend that you hire qualified professionals such as engineers, architects, contractors, plumbers, electricians or other experts to further evaluate and advise with respect to each area of concern. I don't perform engineering, architectural, contracting, plumbing, electrical or any other job function requiring an occupational license.
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.
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 risk of injury or personal safety
Recommend repairing or replacing
Recommend repair and/or maintenance
Correction likely involves only a minor expense or the issue is only a small concern
Recommend ongoing maintenance
Recommend evaluation by a specialist
Item or component is in serviceable condition
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
1) Several trip hazards were found in the driveway due to cracks, settlement and heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
2) The stucco finish is sealed at the bottom. Stucco sheds most moisture, but is designed to drain any excess moisture through weep holes at the bottom edge. This may lead to future cracking or damage to the wall as moisture will find a way to escape.
3) Several downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
4) Although the sprinkler system is not evaluated in the scope of a home inspection, it is evident that the pattern of the sprinklers should be adjusted. The side of the home is getting considerable overspray.
5) Exterior grading appears to drain away from the home for at least 6 feet.
Roof covering: Asphalt or fiberglass composition shingles, Metal
Estimated age of roof: 10 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
6) The screws on the metal roof (over the porch) are backing out. These should be tightened down to maintain the connection and to prevent moisture intrusion and deterioration of the washers.
7) Roof repairs are visible. A number of tiles were replaced and now nail heads are exposed. Any visible nail head represents a path for moisture to enter the home and should be covered with an appropriate roofing sealant.
8) Trees are in contact with the roof edge on the east side of the home. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
10) The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment or replacement. The door doesn't close and latch completely via the force of the automatic closing device. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces.
12) An electric receptacle on the downstairs, east wall has reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
13) Cover plates are missing from several electrical junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
14) Two bathroom exhaust fans terminate in the attic, rather than exhausting to the outside. This puts a large amount of humidity in the attic. The exhaust should be reconnected to exterior venting to prevent moisture damage to the attic.
15) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
16) The attic was inspected for leaking roof, truss/support issues and insulation quality.
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: North exterior
Location of sub panels: Hallway to kitchen
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
17) 2 circuit breakers are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
18) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/
19) The hot water temperature pressure relief valve is failing and should be replaced. A consistent leak is present from the pipe directing the flow from this valve.
Location of main water shut-off valve: at the meter
Location of main fuel shut-off: at the meter
Water service: Public
Service pipe material: Copper
Supply pipe material: Polybutylene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Cast iron
22) The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
23) Plumbing supply lines appear to be made of Polybutylene. Polybutylene is a plastic material used extensively during the 1980s and 1990s that has proven to be more prone to leakage than other types of supply piping systems like copper. Recommend reviewing any disclosure statements if available for comments on leaks in the water supply system.
A class action lawsuit has been filed regarding this material that requires the manufacturers to cover piping systems installed between Jan. 1, 1978 through July 31, 1995. For more information on the class action lawsuit, visit http://www.pbpipe.com/index1.htm , or call the Plumbing Claims Group at (800) 356-3496 for more information.
25) No range hood is installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Consider adding ventilation.
26) Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
27) The oven light is inoperable. Recommend replacing bulb or having repairs made if necessary by a qualified appliance technician.
28) All major kitchen appliances passed basic testing except where noted.
29) The lower level bathroom with a shower does not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Although the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
30) Caulk is cracked/deteriorated at the bathtub surround, between floor tiles and at the sink backsplash in the upper level, west bathroom. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
31) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
32) Several planks of the wood floor are water damaged. The planks will need to be replaced for a consistent floor. However, the source of the water should be verified with the homeowner(s). It may be from the adjacent plant, but other sources could require further remediation.
33) Second floor windows that were built to open, will not open, or open only minimally due to their being painted shut, and/or deteriorated over time. Repairs should be made as necessary, so windows open fully, and open and close easily.
34) Interior solid wood doors are not sealed at the top. This raw surface can lead to the doors warping and then poor operation.
35) Walls ceilings, floors and stairs were inspected for condition based on the age of the home.
Thank you for choosing Mountain Home Inspection. I welcome any feedback or questions you may have throughout this process and wish you all the best in your home.