maintenance matters / tim delair€¦ · (2) most underlayment was hidden beneath the roof-covering...

Inspection Report

Tim DeLair

Property Address:

Maintenance Matters

Tim DeLairPO 1776

Edgewood NM 87015505-221-6869

Table of Contents

Cover Page ................................................1

Table of Contents........................................2

Intro Page .................................................3

1 Roof.......................................................4

2 Attic.......................................................7

3 Exterior ..................................................9

4 Wall Exteriors ........................................ 12

5 Structure .............................................. 15

6 Electrical .............................................. 16

7 Garage ................................................. 20

8 Interior ................................................ 23

9 Plumbing .............................................. 26

10 Heating .............................................. 29

11 Bathrooms .......................................... 32

12 Kitchen and Built-in Appliances .............. 34

13 Laundry Room ..................................... 38

General Summary .................................... 39

Invoice.................................................... 44

Back Page ............................................... 45

Maintenance Matters DeLair

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Date: 12/8/2015 Time: Report ID: 111Property: Customer:

Tim DeLairReal Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by theinspector should be considered before purchasing this home. Any recommendations by the inspector to repairor replace suggests a second opinion or further inspection by a qualified contractor. All costs associated withfurther inspection fees and repair or replacement of item, component or unit should be considered before youpurchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made thenit appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whetheror not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

IMPROVEMENT AND REPAIR RECOMMENDED (IR) Denotes a system or component that should receivenormal maintenance, repair, or adjustment in order to function properly.

CORRECTION AND FURTHER EVALUATION RECOMMENDED (CR) Denotes a system or component that issignificantly deficient or at the end of its service life, and needs corrective action by a professional. Werecommend the professional making any corrective action to inspect the property further (further evaluation),in order to discover and repair related problems that were not identified in the report. All corrections andevaluations must be made prior to closing or purchasing the property.

Standards of Practice:InterNACHI International Association ofCertified Home Inspectors

Type of building::Single Family (1 story)

Approximate Square Footage::1400

Approximate Year of OriginalConstruction::1998

Occupancy::The home was occupied

Attending the Inspection::Seller, Buyer and Buyer's Agent

Present during the Inspection::The home occupant(s)

Weather during the Inspection::Cloudy

Significant precipitation in last 3days::No

Temperature during inspection::Below 65 (F) = 18 (C), Over 60 (F) =15.5 (C), Below 60 (F) = 15.5 (C)

Ground/Soil surface condition:Dry


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1. Roof

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed bya qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of properinstallation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that requireevaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-coveringmaterials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, atticventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does notinclude leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and willbe included in the comments as necessary.

Styles & MaterialsMethod of inspection::Top of ladderFrom the ground (binoculars)

The roof style was::Gable

Primary roof-covering type::Metal Panel

Drainage system description::Partial gutters and downspouts installed

Chimney flue material::Metal

Underlayment/Interlayment::Mostly hidden from viewBlack Felt


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Items1.0 Roof Structure Exterior

Inspected

1.1 UnderlaymentNot Inspected(1) The Inspector observed no deficiencies in the condition of the underlayment visible at the time of theinspection. Most underlayment was hidden by the roof-covering material and was not inspected.(2) Most underlayment was hidden beneath the roof-covering material. The inspector was able to viewedges only a representative areas around the perimeter of the roof. It was not inspected and theInspector disclaims responsibility for evaluating its condition.

1.2 Roof FlashingInspected

1.3 Roof Drainage SystemCorrection RepairOne or more downspouts designed to discharge roof drainage was damaged or in disrepair to an extentthat may limit its ability to function as designed. This condition can result in excessively high moisturelevels in soil at the foundation and can cause damage related to soil/foundation movement. Excessivemoisture levels in soil near the foundation can effect the ability of the soil to support the weight of thestructure above and can cause damage related to soil/foundation movement. The Inspector recommendsrepair to help protect the home structure. All work should be performed by a qualified contractor.

One or more downspouts discharged roof drainage next to the foundation. This condition can effect theability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends the installation of downspout extensions to dischargeroof drainage a minimum of 6 feet from the foundation.the rear of house missing gutters and downspouts

1.3 Item 1(Picture) 1.3 Item 2(Picture)


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1.4 Plumbing and Combustion VentsInspected


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2. Attic

Inspection of the attic typically includes visual examination the following:roof structure (framing and sheathing); roofstructure ventilation; thermal envelope; electrical components (wiring, junction boxes, outlets, switches and lighting);plumbing components (supply and vent pipes, bathroom vent terminations) and HVAC components (drip pans, ducts,condensate and TPR discharge pipes)

Styles & MaterialsAttic inspected from::Inside the atticAccess Hatch (stored itemsblocked access)

Attic thermal insulationmaterial::Fiberglass Batt

Approximate attic thermalinsulation depth::Less than 6 inches

Roof StructureVentilation::Attic ventilation appearedsufficient

Roof structure ventilationdevice type::Gable ventsSoffit vents

Roof Framing Type::Manufactured Roof Trusses

Roof Sheathing Material::7/16-inch Oriented StrandBoard (OSB)

Items2.0 Attic Access

InspectedThe occupant's belongings were stored in the attic at the time of the inspection and blocked access to andview of portions of the attic. You may wish to have these portions of the attic re-inspected after access isprovided by removal of the items which limited the attic inspection.

I inspected the attic over the garage only.


2.1 Roof Framing (from attic)Inspected

2.2 Roof SheathingInspected

2.3 Roof Structure VentilationInspected


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2.4 Attic ElectricalInspected


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3. Exterior

Inspection of the home exterior typically includes: exterior wall covering materials; exterior trim; window and doorexteriors; adequate surface drainage; driveway and walkways; window wells; exterior electrical and plumbingcomponents; and retaining wall conditions that may affect the home structure. The potential for dangers/damageassociated with trees- such as falling branches or root damage to foundations- varies with tree species and age, andrequires an arborist evaluation.

The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas unless pre-arranged as ancillary inspections.

Styles & MaterialsDriveway Material::Gravel

Walkway Materials::Concrete

Items3.0 Exterior Views

InspectedThe photos show the home elevations.




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3.1 DrivewayInspected

3.2 WalkwaysInspected

3.3 General GroundsImprove/RepairA young tree planted too close to the home may cause structural damage in the future. The Inspectorrecommends that an evaluation and any necessary work be performed by a qualified contractor.


3.4 Exterior TrimInspected, Improve/Repair


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At the time of the inspection, the Inspector observed no deficiencies in the condition of the soffits.

The window trim needed maintenance at the time of the inspection. Peeling paint on top of beams.


3.5 PatioImprove/RepairThis patio was constructed of poured concrete.

The patio surface had moderate cracking visible at the time of the inspection. Cracks wider than Â¼-inchshould be filled with an appropriate material to help prevent continued deterioration. All work should beperformed by a qualified contractor.


3.6 Fences, Gates, and Boundary WallsInspected


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4. Wall Exteriors

Styles & MaterialsExterior wall-covering Material:Hardcoat Stucco

Items4.0 Door Exteriors

Inspected

4.1 Window ExteriorsImprove/RepairThe Inspector observed few deficiencies in the condition of window exteriors at the time of the inspection.Notable exceptions will be listed in this report. Northwest corner bedroom vinyl trim on sill cracked.broken screen.


4.2 Exterior Wall PenetrationsInspected

4.3 StuccoImprove/Repair


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Moderate cracking was visible in stucco covering exterior walls of the home at the time of the inspection.This cracking appeared to be consistent with that caused by soil settlement. This is typically the result ofpoor compaction beneath the effected portion of the foundation at the time of original construction.Settlement typically takes place in the first few years after original construction, and then stops. Cracksexceeding 1/16-inch in width should be filled with an appropriate material to prevent future damage fromfreezing moisture and monitored in the future for continued activity. Severe cracking was visible in stuccocovering at window corners I recommend repair by a qualified contactor to avoid moisture intrusion andfurther damage. Moisture damage from TPR valve discharge. I recommend further evaluation and repairs





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4.3 Item 7(Picture)


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5. Structure

The General Home Inspection includes inspection of the home structural elements that were readily visible at the timeof the inspection. This may include the: foundation; walls; floor structure; and/or roof structure. Soils vary in theirstability and ability to support the weight of a structure. Minor cracking is normal with some common foundationmaterials, is typically limited to the material surface, is not a structural concern, and may not be commented on.Cracking related to soil/foundation movement indicates the potential for present or future structural concerns and willbe commented on to the best of the inspector's ability.

Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buriedunderground. Because the General Home Inspection is limited to visual and non-invasive methods, this report may notidentify all structural deficiencies. Identification of portions of the wall structure not directly visible requires logicalassumptions on the part of the Inspector that are based on the Inspectors past experience and knowledge of commonbuilding practices.

Upon observing indications that structural problems may exist that are not readily visible, or the evaluation of which liesbeyond the Inspector's expertise, the inspector may recommend evaluation or testing by a specialist that may includeinvasive measures, which would require homeowner permission.

Styles & MaterialsFoundation Configuration::Concrete Slab-on-Grade

Foundation Method/Materials::Poured concrete footings

Main FloorStructure::Concrete Slab

Main Floor Structure- PerimeterBearing::Rests on top of foundation wall

Main Floor Structure- IntermediateSupport::Poured concrete walls

Exterior WallStructures::Conventional 2x6 WoodFrame

Typical Ceiling Structure::Drywall attached to roof trusses

Items5.0 Exterior Wall Construction

Inspected

5.1 Floor StructureInspected

5.2 FoundationInspected


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6. Electrical

Over the years, many different types and brands of electrical components have been installed in homes. Electricalcomponents and standards have changed and continue to change. Homes electrical systems are not required to beupdated to meet newly enacted electrical codes or standards. Full and accurate inspection of electrical systems requirescontractor-level experience. For this reason, full inspection of home electrical systems lies beyond the scope of theGeneral Home Inspection.

The General Home Inspection is limited to identifying common electrical requirements and deficiencies. Conditionsindicating the need for a more comprehensive inspection will be referred to a qualified electrical contractor.Inspection ofthe home electrical system typically includes visual inspection of the following:service drop: conductors, weatherhead,and service mast; electric meter exterior; service panel and sub-panels; service and equipment grounding; system andcomponent bonding; and visible branch wiring: receptacles (representative number), switches, lighting

Styles & MaterialsElectrical Service Conductors::Underground serviceCopper120/240 volt service

Service PanelAmpacity::150 amps

Service Panel Type::Load Center

Service Panel Manufacturer::Square D

Service DisconnectLocation::At Service Panel

Service Disconnect Type::Breaker

Service Grounding Electrode::Ufer (concrete/rebar)

Type of BranchWiring::Romex

Ground Fault Circuit Interruptor(GFCI) Protection::YES

Arc Fault Circuit Interruptor(AFCI) Protection::NO

Items6.0 General Electrical System Description

Inspected

6.1 General Electrical System ConditionInspected

6.2 Electric MeterInspected


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The electric meter has pulled away from the house

6.2 Item 1(Picture)

6.3 Service Entrance ConductorsInspectedThe service entrance conductors were inspected in the service panel.


6.4 Service Panel ManufacturerInspected

6.5 Service Panel Cabinet, Ampacity, and CoverInspected

6.6 Service Panel WiringInspected

6.7 Service DisconnectInspectedThe main service disconnect in located on the east interior garage wall.

The electrical service disconnect was rated at 150 amps.

The service disconnect was a breaker type. A service disconnect is a device designed to shut off power toall overcurrent devices (circuit breakers or fuses) and branch circuits in the home.


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At the time of the inspection, the Inspector observed no deficiencies in the condition of the electricalservice disconnect. It was inspected visually but was not operated.

6.7 Item 1(Picture)

6.8 Overcurrent Protection DevicesInspected

6.9 Service Grounding Electrode System & Service BondInspected

6.10 Exterior Electrical ReceptaclesImprove/RepairNo power at southeast corner outlet.

6.10 Item 1(Picture)

6.11 Conventional Electrical Receptacles (interior)Inspected

6.12 GFCI/AFCI Electrical ReceptaclesInspected


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At the time of inspection all GFCI circuits were working correctly.


6.13 Smoke DetectorsInspectedThe home had smoke detectors that were interconnected through the home branch wiring. This meansthat when one detector is activated, all will be activated, and none will ever need batteries. You shouldcheck the detector indicator lights occasionally to be sure that each detector has power. The smokedetectors were working correctly at the time of inspection. I recommend testing again prior to move in.


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7. Garage

Inspection of the garage typically includes examination of the following:general structure; floor, wall and ceilingsurfaces; operation of all accessible conventional doors and door hardware; vehicle door condition and operation properelectrical condition including Ground Fault Circuit Interrupter (GFCI) protection; interior and exterior lighting; stairs andstairways proper firewall separation from living space; and proper floor drainage

Styles & MaterialsGarage Vehicle Door Type::SingleDoubleOverhead

Number of VehicleDoors::2

Number of AutomaticOpeners::2

Vehicle Door AutomaticReverse::Failure to reverse

Items7.0 Vehicle Doors

Correction Repair(1) The overhead garage door was not equipped with a photoelectric sensor. Photoelectric sensors aredevices installed to prevent injury by raising the vehicle door if the sensor detects a person on a positionin which they may be injured by the descending door. Installation of photo sensors in new homes hasbeen required by generally-accepted safety standards since 1993. The Inspector recommends installationof a photo sensor by a qualified contractor or technician for safety reasons.


(2) A garage vehicle door failed to reverse when a reasonable amount of resistance was applied. TheInspector recommends service by a qualified garage door contractor.

7.1 Conventional DoorsInspected

7.2 FloorsInspected


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The garage floor had common shrinkage cracks. These cracks are not a structural concern.

7.2 Item 1(Picture)

7.3 WallsInspected

7.4 CeilingInspected

7.5 Fire SeparationInspected

7.6 Garage ElectricalInspected

7.7 General Condition and VentilationInspected

7.8 AtticInspectedInspected attic over garage only.



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7.9 Roof FramingInspected


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8. Interior

Inspection of the home interior does not include testing for mold, radon, asbestos, lead paint, or other environmentalhazards unless specifically requested as an ancillary inspection. Inspection of the home interior typically includes:interior wall, floor and ceiling coverings and surfaces; doors and windows: condition, hardware, and operation; interiortrim: baseboard, casing, molding, etc.; permanently-installed furniture, countertops, shelving, and cabinets; and ceilingand whole-house fans.

Styles & MaterialsWalls and Ceilings::Drywall

Floor Covering Materials::CarpetTile

Interior Doors::Hollow

Window Material::Vinyl

Window Glazing::Double-pane

Window Operation::Single-hung

Cabinets::Solid Wood

Countertops::Tile

Smoke/CO Detectors::Smoke detectors installed (hardwired)Additional smoke detectors recommendedNo Carbon monoxide detector installed

Items8.0 Floors

Correction RepairI found loose, cracked and missing tiles throughout the home, the loose tile may come up and present atrip hazard.

The kitchen had severe floor tile damage visible at the time of the inspection. You should consult with aqualified contractor to discuss options and costs for repair.

Floor tiles were poorly installed.

8.0 Item 1(Picture)

8.1 WallsImprove/Repair


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At the time of the inspection, the Inspector observed few deficiencies in the condition of the home walls.Any exceptions will be listed in this report.

Damaged corner bead at fireplace.

8.1 Item 1(Picture)

8.2 CeilingsInspected

8.3 LightingInspected

8.4 Misc. Components: Ceiling fans, doorbells, Env. Hazards, Detectors, etc.Inspected(1) The Inspector recommends installation of additional smoke detectors by a qualified contractor toprovide improved fire protection to sleeping areas. This is a life-safety issue.(2) No carbon monoxide detectors were installed at the time of the inspection. Carbon monoxide is anodorless, colorless, tasteless, toxic gas that is a product of the combustion process. Combustionappliances such as gas furnaces and heaters can introduce dangerously high levels of carbon monoxideonto the indoor air if combustion components need adjustment. Carbon monoxide detectors monitorindoor air and sound an alarm if dangerously high levels of carbon monoxide are detected. They areinexpensive and available at most hardware and home improvement stores. The Inspector recommendsinstallation as necessary by a qualified contractor.

8.5 DoorsInspectedAt the time of the inspection, the Inspector observed no deficiencies in the condition of the interior doors.

8.6 Windows and SkylightsInspectedAt the time of the inspection, the Inspector observed no deficiencies in the interior condition andoperation of windows of the home.

8.7 Interior TrimImprove/Repair


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I found baseboards in the main living areas neglected and in need of maintenance.

8.7 Item 1(Picture)

8.8 Cabinets and CountertopsInspectedAt the time of the inspection, the Inspector observed no deficiencies in the condition of cabinets in thehome.

8.9 Bathroom and Laundry VentilationInspected


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9. Plumbing

Inspection of the plumbing system typically includes (limited) operation and visual inspection of: water supply source(identification as public or private); sewage disposal system (identification as public or private); water supply/distribution pipes; drain, waste and vent (DWV) system; water heater (type, condition and operation); gas system; andsump pump (confirmation of installation/operation).

Styles & MaterialsWater Supply Source::Public Water Supply

Main Water Supply Pipe::1-inchCopper

Distribution PipeBonding::Pipes were bonded

Sewage System Type::Septic system (not inspected)

Drain Waste and Vent PipeMaterials::Acrylonitrile butadiene styrene (ABS)

Water HeaterManufacturer:State Industries

Date of Manufacture:2011

Water Heater Fuel Type:Gas

Water Heater Type:Tank (conventional)

Water Heater Tank Capacity:50 gallons

Gas Pipe Material::Black Steel

Type of Gas::Natural Gas

Water Treatment Systems/Filters::Water Softener (not inspected)

Items9.0 Exterior Plumbing

Inspected

9.1 Source of WaterInspectedThe home water was supplied from a public source.

9.2 Water Supply and DistributionInspectedThe main water supply shut-off was located in garage on north wall behind water softener.

9.2 Item 1(Picture)

9.3 Water Treatment SystemsInspected


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Water softener Installed. The water softener contained salt pellets at the time of inspection. It is beyondthe scope of the home inspection to determine the effectiveness of the water softening system.

The home has noticeable scale in the plumbing fixtures and bath/ showers.

9.4 Sewage and DWV SystemsInspected(1) Drain cleanouts are on the north side of the home. Home has private septic system.(2) Due to the location of most components underground and the visual nature of the General HomeInspection I did not Inspect the private onsite wastewater treatment (septic) system. Because these canbe one of the most expensive systems in the home to repair or replace, I strongly recommend that beforethe expiration of your Inspection Objection Deadline, you have it Inspected by a certified specialist.

9.5 Private On-site Wastewater Treatment (Septic) SystemNot InspectedDue to the location of most components underground and the visual nature of the General HomeInspection I did not Inspect the private onsite wastewater treatment (septic) system. Because these canbe one of the most expensive systems in the home to repair or replace, I strongly recommend that beforethe expiration of your Inspection Objection Deadline, you have it Inspected by a certified specialist.

The home was connected to a private onsite wastewater system in which sewage drains by a gravity fedsewer pipe to a tank. Typically, tanks have two chambers. Solids settle to the bottom of the first chamber(and must be pumped out periodically) while liquid drains to series of perforated pipes installed in a leachfield. liquid drains into the soil of the leach field and pathogens, bacteria, viruses, cysts, and othercontaminants are removed by bacterial action and filtration through the soil.

9.6 Gas Water HeaterCorrection RepairThe water heater is missing cover . This cover needs to be in place for safe operation of the appliance.Replace cover. The water heater has no expansion tank installed . Operating the water heater in thiscondition has caused water to past through the temperature/pressure relief valve and discharge to theoutside patio area , I recommend correction by a qualified, licensed plumber. Moisture in this area hasdamaged the stucco, I recommend further evaluation and repair by a qualified person. Gas supply missingdrip leg. I recommend correction by a qualified, licensed plumber



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9.6 Item 5(Picture)

9.7 Gas SystemInspectedThe main gas disconnect is located on the east exterior wall of the garage.

9.7 Item 1(Picture)


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10. Heating

Heating system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. For example: identification of cracked heat exchangers requires a contractorevaluation. Report comments are limited to identification of common requirements and deficiencies. Observedindications that further evaluation is needed will result in referral to a qualified HVAC contractor. The general homeinspection does not include any type of heating system warranty or guaranty. Inspection of heating systems is limited tobasic evaluation based on visual examination and operation using normal controls. Report comments are limited toidentification of common requirements and deficiencies. Observed indications that further evaluation is needed will bereferred to a qualified heating, ventilating, and air-conditioning (HVAC) contractor. Inspection of heating systemstypically includes (limited) operation and visual inspection of: the heating appliance (confirmation of adequate responseto the call for heat); proper heating appliance location; proper or adequate heating system configuration; exteriorcabinet condition; fuel supply configuration and condition; combustion exhaust venting; heat distribution components;proper condensation discharge; and temperature/pressure relief valve and discharge pipe (presence, condition, andconfiguration).

Styles & MaterialsHeating System Type::Boiler/radiant floor distribution

Energy Source::Natural gas

Number of Heat Systems (excluding wood)::Two

Heating System Brand::Weil-McLain

Items10.0 Presence of installed heat source in each room

InspectedThe home has in floor radiant heating . The system has 3 zones. I operated each zone individually withthe thermostats and verified each zone's call for heat with infrared thermal imaging.

The main living area has a gas fireplace that also supplies heat to this area.



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10.1 BoilerCorrection RepairThe boiler brand was Weil-McLain. The boiler model number was CG-4-SPDN. The boiler serial numberwas CP3641902. The boiler date of manufacture was 1997.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the circulationpump.

The boiler had an expansion tank installed to allow for thermal expansion of water in the plumbingpipes. The expansion tank appeared to be properly installed.

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation ofthe boiler. Inspection of the boiler typically includes examination of the following - Cabinet interior andexterior, - Fuel supply and shut-off (not tested) - Electrical shut-off - Adequate combustion air - Properignition - Circulation pumps - Pressure relief valve and overflow pipe - Burn chamber conditions - Fluidtemperature and pressure - General components condition - Response to the thermostat(s).

The flue gasses are condensing inside the vent pipe and running down,exiting at the pipe joints . Thewhite deposits are by-products of natural gas combustion that are condensing out. The moisture andsulfur create a mild acid that can eat the pipe over time.so the condition needs to be corrected. Irecommend correction by a qualified HVAC technician.



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10.2 Fuel, Piping and SupportInspected

10.3 ThermostatInspected

10.4 FireplaceInspectedAt the time of the inspection, the Inspector observed no deficiencies in the condition of the gas-fueledfireplace in the main floor family room. Full inspection of gas-burning fireplaces lies beyond the scope ofthe General Home Inspection.The gas-fired fireplace was a direct vent.



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11. Bathrooms

Inspection of the bathrooms typically includes the following:walls, floors and ceiling; sink (basin, faucet, overflow);cabinets (exteriors, doors, drawers, undersink); toilet/bidet tub and shower (valves, showerhead, walls, enclosure);electrical (outlets, lighting); and room ventilation

Styles & MaterialsExhaust Fans:Fan only

Sink::Sink in a cabinet2 sinks in a cabinet

Toilet Type::Low-volume flush (1.6 gal. [6 litres] or less)

Bathub::Bathtub with showerFiberglass

Shower::Glass enclosure

Cabinets::Solid Wood

Items11.0 Floors

Improve/RepairLoose and cracking tile Tiles may come up and present a trip hazard. I recommend correction for safety.

11.1 WallsInspected


11.3 DoorsInspected

11.4 WindowsInspected

11.5 Electrical Receptacles and SwitchesInspected


11.7 VentilationInspected

11.8 CabinetsInspected

11.9 ToiletInspected

11.10 ShowerInspectedShowers/bath had heavy scale deposits on tile surfaces.

11.11 Medicine CabinetNot Present

11.12 MirrorsInspected

11.13 Bathroom ComponentsImprove/Repair


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Bath sink in second bath had broken faucet, missing drain stop. stain in sink I recommend repair orreplace



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12. Kitchen and Built-in Appliances

Inspection of kitchens typically includes (limited) operation and visual inspection of the following: wall, ceiling and floor;windows, skylights and doors; range/cooktop (basic functions, anti-tip); range hood (fan, lights, type); dishwasher;Cabinetry exterior and interior; door and drawer; Sink basin condition; supply valves; adequate trap configuration;functional water flow and drainage; disposal; Electrical switch operation; and outlet placement, grounding, and GFCIprotection. Note: Appliances are operated at the discretion of the Inspector.

Styles & MaterialsCabinets::Solid WoodExtra Info : vf44024511modelfgfb86dca

Countertop Material::Tiled

Range::Gas

Range/Oven Brand::Frigidaire

Range Hood::Recirculating (removable filter)

Range Hood Brand::Frigidaire

Dishwasher::Present, Inspected

Dishwasher brand::FrigidairExtra Info : fdbb945dc2 th55044545

Dishwasher Anti-siphonmethod::High-loop installed

Garbage Disposal brand::Badger

Built-in Microwave Brand::FrigidaireExtra Info : serial 7g51304647 modelplm169dcc

Refrigerator::Inspected

Refridgerator Brand::KenmoreExtra Info : 10658536700hru2269627

Refrigerator Opening Width:30 inches

Refrigerator OpeningHeight:60 3/4 inches65 inches

Items12.0 Floors

Correction RepairLoose and cracking tile Tiles may come up and present a trip hazard. I recommend correction for safety.


12.1 WallsInspected



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12.3 DoorsInspected

12.4 WindowsInspected

12.5 Interior TrimImprove/RepairTrim needs paint caulk and repairs.

12.6 Receptacles and SwitchesInspected


12.8 CabinetsInspectedAt the time of the inspection, the Inspector observed no deficiencies in the condition of kitchen cabinets.



12.9 Kitchen AppliancesInspected

12.10 RangeInspected


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The range was gas-fired. Inspection of gas ranges is limited to basic functions, such as testing of therange-top burners, and bake/broil features of the oven.


12.11 Range HoodInspected

12.12 Garbage DisposalInspected

12.13 DishwasherInspectedAt the time of the inspection, the Inspector observed no deficiencies in the condition and operation ofthe dishwasher. It was operated through a cycle.


12.14 Built-in MicrowaveInspected


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At the time of the inspection, the Inspector observed no deficiencies in the condition and operation ofthe built-in microwave oven. Built-in microwave ovens are tested using normal operating controls. Unitwas tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing isbeyond the scope of this inspection. If concerned, you should seek further evaluation by qualifiedtechnician prior to closing.


12.15 RefrigeratorInspectedAt the time of the inspection, the Inspector observed no deficiencies in the condition of the refrigerator.


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13. Laundry Room

In addition to those items typically inspected as part of the interior, inspection of the laundry room includes examinationof the following:dryer connections and venting; room ventilation; and provision of proper clothes washer waste pipe.

Styles & MaterialsDryer Power::Gas

Dryer Vent::Ribbed foil

Dryer 240-volt electrical receptacle::Modern 4-prong

Dryer Gas Supply::Natural gas

Items13.0 Floors

InspectedLoose and cracking tile Tiles may come up and present a trip hazard. I recommend correction for safety.

13.1 WallsInspected


13.3 DoorsInspected

13.4 Receptacles, Switches, ConnectionsInspected


13.6 CabinetsInspected

13.7 Dryer VentingInspectedThe dryer was vented using a flexible, ribbed, foil-like vent that is not approved by the Underwriter'sLaboratory (UL). This type of dryer exhaust vent is more likely to accumulate lint than a smooth metalvent, creating a potential fire hazard. Excessive lint accumulation can also increase drying time andshorten the dryer's lifespan. The Inspector recommends replacing this plastic vent with a properly-installed, UL-approved dryer vent. All work should be performed by a qualified contractor.


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General Summary

Maintenance Matters

PO 1776Edgewood NM 87015

505-221-6869

CustomerTim DeLair

Address

The following items or discoveries indicate that these systems or components do not function as intended or adversely affectsthe habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation.This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioningcondition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report.The complete report may include additional information of concern to the customer. It is recommended that the customer read thecomplete report.

1. Roof

1.3 Roof Drainage System

Correction RepairOne or more downspouts designed to discharge roof drainage was damaged or in disrepair to an extentthat may limit its ability to function as designed. This condition can result in excessively high moisturelevels in soil at the foundation and can cause damage related to soil/foundation movement. Excessivemoisture levels in soil near the foundation can effect the ability of the soil to support the weight of thestructure above and can cause damage related to soil/foundation movement. The Inspectorrecommends repair to help protect the home structure. All work should be performed by a qualifiedcontractor.

One or more downspouts discharged roof drainage next to the foundation. This condition can effect theability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends the installation of downspout extensions todischarge roof drainage a minimum of 6 feet from the foundation.the rear of house missing gutters and downspouts

2. Attic

2.0 Attic Access

Inspected


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The occupant's belongings were stored in the attic at the time of the inspection and blocked access toand view of portions of the attic. You may wish to have these portions of the attic re-inspected afteraccess is provided by removal of the items which limited the attic inspection.

I inspected the attic over the garage only.

3. Exterior

3.3 General Grounds

Improve/RepairA young tree planted too close to the home may cause structural damage in the future. The Inspectorrecommends that an evaluation and any necessary work be performed by a qualified contractor.

3.4 Exterior Trim

Inspected, Improve/RepairAt the time of the inspection, the Inspector observed no deficiencies in the condition of the soffits.

The window trim needed maintenance at the time of the inspection. Peeling paint on top of beams.

3.5 Patio

Improve/RepairThis patio was constructed of poured concrete.

The patio surface had moderate cracking visible at the time of the inspection. Cracks wider than Â¼-inch should be filled with an appropriate material to help prevent continued deterioration. All workshould be performed by a qualified contractor.

4. Wall Exteriors

4.1 Window Exteriors

Improve/RepairThe Inspector observed few deficiencies in the condition of window exteriors at the time of theinspection. Notable exceptions will be listed in this report. Northwest corner bedroom vinyl trim on sillcracked. broken screen.

4.3 Stucco

Improve/RepairModerate cracking was visible in stucco covering exterior walls of the home at the time of theinspection. This cracking appeared to be consistent with that caused by soil settlement. This is typicallythe result of poor compaction beneath the effected portion of the foundation at the time of originalconstruction. Settlement typically takes place in the first few years after original construction, and thenstops. Cracks exceeding 1/16-inch in width should be filled with an appropriate material to preventfuture damage from freezing moisture and monitored in the future for continued activity. Severecracking was visible in stucco covering at window corners I recommend repair by a qualified contactorto avoid moisture intrusion and further damage. Moisture damage from TPR valve discharge. Irecommend further evaluation and repairs

6. Electrical

6.10 Exterior Electrical Receptacles


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Improve/RepairNo power at southeast corner outlet.

7. Garage

7.0 Vehicle Doors

Correction Repair(1) The overhead garage door was not equipped with a photoelectric sensor. Photoelectric sensors aredevices installed to prevent injury by raising the vehicle door if the sensor detects a person on aposition in which they may be injured by the descending door. Installation of photo sensors in newhomes has been required by generally-accepted safety standards since 1993. The Inspectorrecommends installation of a photo sensor by a qualified contractor or technician for safety reasons.(2) A garage vehicle door failed to reverse when a reasonable amount of resistance was applied. TheInspector recommends service by a qualified garage door contractor.

8. Interior

8.0 Floors

Correction RepairI found loose, cracked and missing tiles throughout the home, the loose tile may come up and presenta trip hazard.

The kitchen had severe floor tile damage visible at the time of the inspection. You should consult witha qualified contractor to discuss options and costs for repair.

Floor tiles were poorly installed.

8.1 Walls

Improve/RepairAt the time of the inspection, the Inspector observed few deficiencies in the condition of the homewalls. Any exceptions will be listed in this report.

Damaged corner bead at fireplace.

8.7 Interior Trim

Improve/RepairI found baseboards in the main living areas neglected and in need of maintenance.

9. Plumbing

9.5 Private On-site Wastewater Treatment (Septic) System

Not InspectedDue to the location of most components underground and the visual nature of the General HomeInspection I did not Inspect the private onsite wastewater treatment (septic) system. Because thesecan be one of the most expensive systems in the home to repair or replace, I strongly recommend thatbefore the expiration of your Inspection Objection Deadline, you have it Inspected by a certifiedspecialist.

The home was connected to a private onsite wastewater system in which sewage drains by a gravityfed sewer pipe to a tank. Typically, tanks have two chambers. Solids settle to the bottom of the first


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chamber (and must be pumped out periodically) while liquid drains to series of perforated pipesinstalled in a leach field. liquid drains into the soil of the leach field and pathogens, bacteria, viruses,cysts, and other contaminants are removed by bacterial action and filtration through the soil.

9.6 Gas Water Heater

Correction RepairThe water heater is missing cover . This cover needs to be in place for safe operation of the appliance.Replace cover. The water heater has no expansion tank installed . Operating the water heater in thiscondition has caused water to past through the temperature/pressure relief valve and discharge to theoutside patio area , I recommend correction by a qualified, licensed plumber. Moisture in this area hasdamaged the stucco, I recommend further evaluation and repair by a qualified person. Gas supplymissing drip leg. I recommend correction by a qualified, licensed plumber

9.7 Gas System

InspectedThe main gas disconnect is located on the east exterior wall of the garage.

10. Heating

10.1 Boiler

Correction RepairThe boiler brand was Weil-McLain. The boiler model number was CG-4-SPDN. The boiler serial numberwas CP3641902. The boiler date of manufacture was 1997.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the circulationpump.

The boiler had an expansion tank installed to allow for thermal expansion of water in the plumbingpipes. The expansion tank appeared to be properly installed.

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation ofthe boiler. Inspection of the boiler typically includes examination of the following - Cabinet interior andexterior, - Fuel supply and shut-off (not tested) - Electrical shut-off - Adequate combustion air - Properignition - Circulation pumps - Pressure relief valve and overflow pipe - Burn chamber conditions - Fluidtemperature and pressure - General components condition - Response to the thermostat(s).

The flue gasses are condensing inside the vent pipe and running down,exiting at the pipe joints . Thewhite deposits are by-products of natural gas combustion that are condensing out. The moisture andsulfur create a mild acid that can eat the pipe over time.so the condition needs to be corrected. Irecommend correction by a qualified HVAC technician.

11. Bathrooms

11.0 Floors

Improve/RepairLoose and cracking tile Tiles may come up and present a trip hazard. I recommend correction forsafety.

11.13 Bathroom Components

Improve/RepairBath sink in second bath had broken faucet, missing drain stop. stain in sink I recommend repair orreplace


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12. Kitchen and Built-in Appliances

12.0 Floors

Correction RepairLoose and cracking tile Tiles may come up and present a trip hazard. I recommend correction forsafety.

12.5 Interior Trim

Improve/RepairTrim needs paint caulk and repairs.

12.10 Range

InspectedThe range was gas-fired. Inspection of gas ranges is limited to basic functions, such as testing of therange-top burners, and bake/broil features of the oven.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the needfor a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Complianceor non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property orits marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed;The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items,or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate thestrength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage theproperty or its components or be dangerous to the home inspector or other persons; Operate any system or component that isshut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturbinsulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility;Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but notlimited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness ofany system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited tofailure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of thisinformation should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current informationconcerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Tim DeLair


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http://www.HomeGauge.com

INVOICE

Maintenance MattersPO 1776Edgewood NM 87015505-221-6869Inspected By: Tim DeLair

Inspection Date: 12/8/2015Report ID: 111

Customer Info: Inspection Property:

Tim DeLair

Customer's Real Estate Professional:

Inspection Fee:Service Price Amount Sub-Total

Tax $0.00Total Price $0.00

Payment Method:Payment Status:Note:


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maintenance matters / tim delair€¦ · (2) most underlayment was hidden beneath the roof-covering...

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