Home Inspection Report

Transcription

1 PO Box 848 McCall, ID Home Inspection Report 2007 Sample Hill Road McCall, ID

2 Page 1 of 14 Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Information Property Address 2007 Sample Hill Road City McCall State ID Zip 83638Contact Name Dick and Jane Sample ) Phone Fax ( Client Information Client Name Dick and Jane Sample Client Address PO Box 4907 City McCall State ID Zip 83638) Phone Fax ( Inspection Company Inspector Name Joe Riches Company Name Company Address PO Box 848 City McCall State ID Zip Phone Fax mvi@frontiernet.net Conditions Others Present None Property Occupied Vacant Estimated Age 4 years Entrance Faces East Inspection Date April 17, 2007 Start Time 11:am End Time 2:pm Electric On Yes Gas/Oil On Yes Water On Yes Temperature 40 degrees Weather Rain Soil Conditions Frozen Space Below Grade None Building Type Single family Garage Attached Sewage Disposal Community sewage system How Verified Location Water Source City How Verified Location

3 Page 2 of 14 Lots and Grounds Marginal Driveway: Asphalt Walks: Flagstone Steps/Stoops: Flagstone Porch: Flagstone Patio: Flagstone Grading: Moderate slope The southeastern edge has negative grade and appears to be directing water towards the foundation. This is likely the cause of the water leaking into the wine cellar. Recommend removing the existing flagstone and gravel. Re-grading with at least 1/4 inch per foot drop away from the foundation using compactible soils before re-installing the flagstone. 7. Vegetation: Minimal 8. Exterior Surface Drain: Covered drain Not Inspected 9. Lawn Sprinklers: Not inspected due to season. Exterior Surface and Components All Exterior Surface Marginal 6. Type: Composite siding Trim: Cedar Fascia: Cedar Soffits: Plywood River Rock Rock On the Southeast corner one of the rocks has fallen out. Recommend repair by a qualified mason. Paint / Stain Solid Stain

4 Page 3 of 14 Exterior Surface and Components (Continued) 7. Marginal Log Finish Clear The lower portions of several of the log posts need to be re-finished to prevent graying. 8. Defective Vents PVC Louver There is an uncovered vent on the North side of the home. Recommend installing an appropriate vent cover to prevent pests from entering the home Door Bell: Hard wired Entry Doors: Wood Patio Door: French door The weather striping is damaged on this door. Recommend repair Defective Exterior Lighting: Corresponding timers are in the mechanical room. The four timers located in the mechanical room are operable. However I was only able to get ground and log lighting to work on the east side. The timer marked "Driveway Lights" located in the garage is inoperable. Recommend repair by a licensed electrician. Exterior Electric Outlets: 110 VAC GFCI Hose Bibs: Frost free Gas Meter: On propane tank

5 Page 4 of 14 Exterior Surface and Components (Continued) 17. Main Gas Valve: On propane tank. Roof Main Roof Surface 1. Method of Inspection: Ladder at eaves 2. Unable to Inspect: 10% 3. Material: Asphalt shingle 4. Type: Gable 5. Approximate Age: 4 years 6. Flashing: Aluminum 7. Valleys: Asphalt shingle 8. Ridge Shingle over vent 9. Marginal Plumbing Vents: PVC The plumbing vents only extend 5 or 6 inches above the roof surface. In heavy snow areas the vents should be "longer than average snow depth" Obviously the vents can not be that long, However I would suggest extending the vents 12 to 16 inches to reduce the risk of clogging in heavy snow. 10. Central Chimney Electrical Mast: Underground utilities Chimney: Framed with insulated flue pipe. Flue/Flue Cap: Metal Chimney Flashing: Galvanized

6 Page 5 of 14 Garage/Carport Attached Garage Garage Doors: Insulated aluminum Door Operation: Mechanized Door Opener: Overhead Door Service Doors: Fire rated Floor/Foundation: Poured concrete Electrical: 110 VAC GFCI Heating: Wall mounted electric heater Electrical 1. Service Size Amps: 200 Volts: VAC 2. Service: Aluminum VAC Branch Circuits: Copper VAC Branch Circuits: Copper 5. Aluminum Wiring: Service only 6. Conductor Type: Romex 7. Ground: Rod in ground only 8. Smoke Detectors: Monitored by alarm company Garage Electric Panel 9. Manufacturer: Square D 10. Maximum Capacity: 200 Amps 11. Main Breaker Size: 150 Amps 12. Breakers: AL CU 13. GFCI: At GFCI receptacles only 14. Is the panel bonded? Yes Mechanical Room Electric Panel 15. Manufacturer: Square D 16. Maximum Capacity: 200 Amps 17. Main Breaker Size: 200 Amps 18. Breakers: AL CU 19. AFCI: 110 volt 20. GFCI: Basement, garage, kitchen, bathrooms 21. Is the panel bonded? Yes

7 Page 6 of 14 Structure Structure Type: Wood frame Foundation: Slab with poured stem wall. Differential Movement: No movement or displacement noted Beams: Log Floor/Slab: Poured slab Stairs/Handrails: Wood stairs with wood handrails Subfloor: Plywood Attic Main Attic 1. Method of Inspection: From the attic access 2. Roof Framing: 2x6 Truss 3. Sheathing: Plywood 4. Ventilation: Ridge and soffit vents 5. Marginal Pests Rodent There are opened boxes of rodent poison in the attic. Recommend monitoring and using professional services if needed Insulation: Blown in Insulation Depth: 16" Moisture Penetration: No water penetration noted Air Conditioning Mechanical room AC System 1. A/C System Operation: Functional 2. Condensate Removal: Electric pump 3. Exterior Unit: Pad mounted 4. Manufacturer: Bryant 5. Model Number: 561cj048f Serial Number: 2303e Area Served: 2nd floor only Approximate Age: 4 years 7. Fuel Type: ph Temperature Differential: 15 degrees 8. Type: Central A/C Capacity: Not listed 9. Visible Coil: Copper core with aluminum fins 10. Refrigerant Lines: Serviceable condition 11. Electrical Disconnect: Breaker disconnect Mechanical room AC System 12. A/C System Operation: Functional 13. Condensate Removal: Electric pump 14. Exterior Unit: Pad mounted

8 Page 7 of 14 Air Conditioning (Continued) 15. Manufacturer: Bryant 16. Model Number: 561cj024e Serial Number: 2303e Area Served: 1st floor Approximate Age: 4 years 18. Fuel Type: ph Temperature Differential: 15 degrees 19. Type: Central A/C Capacity: Not listed 20. Visible Coil: Copper core with aluminum fins 21. Refrigerant Lines: Serviceable condition 22. Electrical Disconnect: Breaker disconnect 23. Exposed Ductwork: Metal 24. Blower Fan/Filters: Direct drive with electronic filter 25. Thermostats: Programmable Fireplace/Wood Stove Living Room Fireplace 1. Fireplace Construction: Stone with insert 2. Type: Wood burning 3. Fireplace Insert: Air tight 4. Smoke Chamber: Metal 5. Flue: Metal 6. Damper: Metal 7. Hearth: Flush mounted Heating System The Voyager is an excellent heating system. However parts are hard to obtain on short notice. I recommend keeping a spare burner igniter on hand as well as annual maintenance by a qualified technician. Mechanical Room Heating System 1. Heating System Operation: Adequate 2. Manufacturer: Voyager 3. Model Number: ssvh199-80rb Serial Number: Type: Boiler system Capacity: 199,000. BTUHR 5. Area Served: Whole building Approximate Age: 4 years 6. Fuel Type: Propane gas 7. Carbon Monoxide Tested zero at time of inspection 8. Heat Exchanger: 1 Burner 9. Glycol Levels Propylene Glycol + 10 degrees 10. Blower Fan/Filter: Direct drive with electronic filter 11. Distribution: Radiant and forced air 12. Circulator: Pump 13. Flue Pipe: PVC 14. Controls: Relief valve 15. Devices: Expansion tank, pressure gauge and temp gauge. 16. Humidifier: Bryant 17. Thermostats: Programmable 18. Fuel Tank: Underground 19. Tank Location: East of appartment.

9 Page 8 of 14 Plumbing The water distribution for this home is quite complicated. I recommend having all of the valves marked to help in shutting down the system in emergencies Service Line: Poly 3. Main Water Shutoff: Mechanical room 4. Water Lines: Copper and PEX 5. Drain Pipes: PVC 6. Service Caps: Accessible 7. Vent Pipes: PVC 8. Gas Service Lines: Insulflex Mechanical Room Water Heater 9. Water Heater Operation: Adequate 10. Manufacturer: Voyager 11. Model Number: ssvh199-80rb Serial Number: Type: Propane Capacity: 80 Gallon 13. Approximate Age: 4 years Area Served: Whole building 14. Flue Pipe: PVC 15. TPRV and Drain Tube: Copper Bathroom Powder Room Bathroom Floor: Hardwood 4. Doors: Hollow wood Screens: Vinyl mesh 7. Electrical: 110 VAC GFCI 8. Sink/Basin: Granite

10 Page 9 of 14 Bathroom (Continued) 9. Marginal Faucets/Traps: UPC fixtures with a PVC trap Indication of a past leak, However it was no longer leaking at the time of inspection Master Bathroom Defective Toilets: Kohler Ventilation: Electric ventilation fan and window 23. Marginal Shower/Surround: Ceramic tiles There are a few areas on the floor that need to be re-grouted. Closet: Walk In Floor: Tile Screens: Vinyl mesh Electrical: 110 VAC GFCI Counter/Cabinet: Granite and wood Sink/Basin: Porcelain Faucets/Traps: Kohler fixtures with PVC trap The cold water line on the left sink leaks at a coupling. I shut off the cold stop to prevent damage.

11 Page 10 of 14 Bathroom (Continued) 24. Caulking: Acrylic 25. Spa Tub/Surround: Fiberglass tub and ceramic tile surround 26. Toilets: Kohler 27. HVAC Source: Radiant heat 28. Ventilation: Electric ventilation fan and window First floor hall Bathroom Floor: Tile Screens: Vinyl mesh 35. Electrical: 110 VAC GFCI 36. Counter/Cabinet: Granite and wood 37. Sink/Basin: Porcelain 38. Faucets/Traps: Moen fixtures with a PVC trap 39. Shower/Surround: Ceramic tiles 40. Steam Generator Amerec 41. Caulking: Acrylic 42. Toilets: Kohler 43. HVAC Source: Radiant heat 44. Ventilation: Electric ventilation fan and window Kitchen 2nd Floor Kitchen 1. Defective Cooking Appliances: General Electric Left front burner will not light. 2. Ventilator: Dacor 3. Disposal: In-Sinkerator 4. Dishwasher: Bosch Yes 5. Air Gap Present? 6. Refrigerator: General Electric 7. Microwave: General Electric 8. Sink: Stainless Steel 9. Electrical: 110 VAC GFCI

12 Page 11 of 14 Kitchen (Continued) 10. Marginal Plumbing/Fixtures: Delta fixtures with PVC trap. Has a very small leak on the cold water line. This is common on homes with the main water shut off for extended times. I recommend checking all fixtures when the water is turned back on Counter Tops: Granite Cabinets: Wood Pantry: Single Light Fixtures Recessed Floor: Hardwood Screens: Vinyl mesh HVAC Source: Heating system register Bedroom Master Bedroom 1. Marginal Closet: Single The left door will not open. The ball stop needs to be adjusted Floor: Carpet Screens Vinyl Mesh HVAC Source: Heating system register 10. 2nd floor Twin Bedroom 11. Closet: Single 12.

13 Page 12 of 14 Bedroom (Continued) Floor: Carpet Screens Vinyl Mesh HVAC Source: Heating system register 20. Ground Floor Bedroom 21. Closet: Single Floor: Carpet Screens Vinyl Mesh HVAC Source: Radiant heat 30. Living Space Front Entry Living Space 1. Closet: Single Floor: Hardwood Screens Vinyl mesh HVAC Source: Heating system register 10. Living Room Living Space 11. Ceiling: T&G Pine Floor: Hardwood Screens Vinyl mesh HVAC Source: Heating system register 19. 1st Floor Hall Living Space 20. Closet: Single

14 Page 13 of 14 Living Space (Continued) 23. Marginal Floor: Tile There are three loose tiles. Recommend re-setting and re-grout HVAC Source: Radiant heat 27. Family Room Living Space 28. Closet: Single Floor: Carpet Screens Vinyl mesh HVAC Source: Radiant heat 37. Wine Cellar Living Space 38. Defective Ceiling: Exposed framing Mold is visible on the strand board and joists. After the water issue has been solved I highly recommend treating all surfaces with fungicide and a long term mold inhibitor.

15 Page 14 of 14 Living Space (Continued) 39. Defective Walls: Concrete Water is still entering the area. 40. Floor: Poured concrete Exercise Room Living Space Defective Being Repaired 43. Defective Floor: Carpet Areas of the carpet, pad and underlayment are moldy. Recommend removal of the damaged carpet and pad. After the water issue is solved the underlayment should be treated with fungicide. I also recommend clearance testing for mold before installing new carpet Laundry Room/Area 2nd Floor Laundry Room/Area 1. Closet: Single Floor: Hardwood HVAC Source: Heating system register 10. Laundry Tub: PVC 11. Laundry Tub Drain: PVC 12. Washer Hose Bib: Multi-port 13. Washer and Dryer Electrical: VAC 14. Dryer Vent: Rigid metal 15. Washer Drain: Wall mounted drain 16. Not Present Floor Drain: Hot Tub The Hot Tub was not operational. However it appears to be wired properly and is connected to an GFCI circuit breaker. However a complete inspection of the Hot Tub systems was not performed.