inspection report 41 pd 161 - Reality Check Home Inspections

INSPECTION REPORT
For the Property at:
41 PD 161
MENDANALES, NM 87548
Prepared for: SAMPLE REPORT
Inspection Date: Monday, May 13, 2013
Prepared by: Howard Stoneback
Reality Check Home Inspections
HC 65 Box 96
Ojo Sarco, NM 87521
505 689-2392
505 927-2375
howard stoneback
[email protected]
Before you buy, before you sell, before you retire, when you need to know. It's time for a reality check.
February 8, 2015
Dear Sample Report,
RE: Report No. 1071
41 PD 161
Mendanales, NM
87548
Thanks very much for choosing me to perform your home inspection. The inspection itself and the attached report
comply with the requirements of the Standards of Practice of our national Association. This document defines the scope
of a home inspection.
Clients sometimes assume that a home inspection will include many things that are beyond the scope. I encourage you
to read the Standards of Practice so that you clearly understand what things are included in the home inspection and
report.
The report has been prepared for the exclusive use of our client. No use by third parties is intended. I will not be
responsible to any parties for the contents of the report, other than the party named herein .
The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectors
cannot predict future behavior, and as such, I cannot be responsible for things that occur after the inspection. If
conditions change, I are available to revisit the property and update our report.
The report itself is copyrighted, and may not be used in whole or in part without my express written permission.
Again, thanks very much for choosing us to perform your home inspection. I offer a full satisfaction guarantee, and will
return your fee in full if you are not satisfied at any time.
Sincerely,
Howard Stoneback
on behalf of
Reality Check Home Inspections
Reality Check Home Inspections
HC 65 Box 96
Ojo Sarco, NM 87521
505 689-2392
505 927-2375
howard stoneback
[email protected]
Report No. 1071
SUMMARY
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as a
courtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.
Priority Maintenance Items
Roofing
FLAT ROOFING \ Modified bitumen
Condition: Cracked
There are some cracks in the roof membrane which are signs of age and sun damage, recommend maintenance to roof
surface to improve condition and to help prolong life of roofing materials.
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Various Roof
Task: Maintenance
Time: Less than 1 year
Condition: Loss of granules
The granules and roof white coating on modified bitumen roof has deteriorated. This is the UV protection for roof
membrane. Adding additional UV protection and maintenance will help prolong life of roof. The remaining life of is
undetermined recommend having roof evaluated and budgeting for replacing in 5 to 10 years.
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Throughout Roof
Task: Maintenance
Time: Less than 1 year
Exterior
ROOF DRAINAGE \ Flat roof drains
Condition: The canale drainage system on roof is minimal. recommend regular maintenance and monitoring to assure
drains are clear of debris and functional.
Location: Various Roof
Task: Maintenance
Time: Ongoing
WALLS \ Trim
Condition: Paint or stain needed
Some exterior wood needs stain or sealer, recommend maintenance to help prolong life of wood trim and to help prevent
moisture issues.
Location: Various Exterior Wall
Task: Maintenance
Time: Less than 1 year
WALLS \ Stucco and EIFS
Condition: Minor cracks
There are minor cracks in exterior plaster (this is common with stucco), recommend monitoring cracks to be sure they
don't get too larger and cause water issues. Repairs and maintenance to seal these cracks will help prevent future
issues, special attention need on tops of parapet walls.
Providing great home inspections for every client every time
Page 1 of 31
Report No. 1071
SUMMARY
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Implication(s): Cosmetic defects | Shortened life expectancy of material
Location: Various Exterior Wall
Task: Maintenance
Time: Less than 1 year
DOORS \ Doors and frames
Condition: The wood exterior doors have deteriorated finish and have cracks in wood which need maintenance. These
are interior doors which do not give adequate protection from weather or for security, recommend replacing with exterior
doors (1 3/4" thick)
Location: Various Exterior Wall Hall
Task: Repair or replace
Time: Discretionary
DOORS \ Exterior trim
Condition: Rot or insect damage
Some exterior door trim has damage and needs to be replaced, also there is deteriorated finish on wood trim.
Recommend repairs and maintenance to help prolong life of wood and to help prevent moisture issues.
Implication(s): Chance of damage to finishes and structure | Material deterioration
Location: Various Exterior Wall
Task: Repair or replace
Time: Discretionary
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Floors
Condition: Paint or stain needed
The wood deck and railings have deteriorated finish, recommend periodic maintenance to help prolong life of wood. Also
wood deck sits on top of roof membrane, recommend monitoring the contact points for wear to prevent moisture issues
and leaks.
Implication(s): Cosmetic defects | Shortened life expectancy of material
Location: South Second Floor Deck
Task: Maintenance
Time: Discretionary
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Roof structure
Condition: The wooden shade cover on rear patio has deteriorated finish and some damaged wood, recommend
maintenance to help prolong life of wood.
Location: Rear Exterior
Task: Maintenance
Time: Discretionary
GARAGE \ Vehicle door operators
Condition: Garage door opener is operational, but to close one has to push and hold button or door will reverse. This
may be caused by maladjustment of sensors or reverser. or switch in opener. Recommend having unit serviced or
making adjustments.
Location: Front Exterior Wall Garage
Task: Repair or replace
Time: Discretionary
Providing great home inspections for every client every time
Page 2 of 31
Report No. 1071
SUMMARY
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Structure
FOUNDATIONS \ Performance opinion
Condition: No defects noted
No issues were visible.
Location: Throughout Exterior Wall
Task: Monitor
Time: Discretionary
WALLS \ Wood frame walls
Condition: No framing issues noted.
Location: Throughout Exterior Wall
Task: Monitor
Time: Discretionary
ROOF FRAMING \ Rafters/trusses
Condition: No roof frame issues noted.
Location: Throughout Roof
Task: Monitor
Time: Discretionary
Electrical
DISTRIBUTION SYSTEM \ Outlets (receptacles)
Condition: GFI test faulty
Some GFCI were hard to reset from lack of use or sealing over with tile sealer. Recommend repairs or replacing GFCI
receptacles as needed.
Implication(s): Electric shock
Location: Various Kitchen
Task: Further evaluation
Time: Discretionary
DISTRIBUTION SYSTEM \ Smoke detectors
Condition: Some smoke detectors are missing and some need batteries, recommend repairs and maintenance to
assure proper use and safety function.
Location: Throughout
Task: Service
Time: Less than 1 year
DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectors
Condition: None
Recommend CO detectors where gas appliances and fireplaces are in use as safety precaution.
Implication(s): Health hazard
Location: First Floor Living Room
Task: Upgrade
Time: Discretionary
Providing great home inspections for every client every time
Page 3 of 31
Report No. 1071
SUMMARY
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Heating
GAS FURNACE \ Life expectancy
Condition: The water heater/boiler in garage used for heating in older part of house has seen many years of use and
the boiler for addition appears serviceable. Recommend periodic maintenance to assure safe and efficient use and to
help prolong life of units. Garage WH unit has undetermined life, recommend budgeting for replacing is necessary.
Location: North Garage
Task: Service
Time: Discretionary
CHIMNEY AND VENT \ Inspect/sweep chimney
Condition: Inspect (and/sweep if needed) before using
Recommend periodic inspection and cleaning of fireplaces and chimneys to assure safe and efficient use.
Implication(s): Fire hazard
Location: Various Living Room
Task: Maintenance
Time: Discretionary
Cooling & Heat Pump
AIR CONDITIONING \ Evaporative cooler
Condition: Water supply line defective
The water lines were removed and need replacing. The evaporative coolers need to be cleaned and serviced before
seasonal use. Replacing the cooler pads periodically will improve interior air quality and help unit run more efficiently.
While units were winterized and not operational at time of inspection they appeared used but functional, recommend
seasonal maintenance to manufacturers specifications.
Location: Various Roof
Task: Repair or replace
Time: Less than 1 year
Insulation and Ventilation
RECOMMENDATIONS \ Overview
Condition: No insulation recommendations are offered as a result of this inspection.
Insulation not visible, insulation appeared serviceable, if needed check with builder or plans for values.
Location: Throughout Exterior Wall
Task: Monitor
Time: Discretionary
ATTIC/ROOF \ Roof vents
Condition: Inadequate
The roof ventilation is minimal in addition and older roof doesn't have vents, this causes the roof materials to heat and
can cause defect such as cracking. Recommend adding roof vents to help prolong life of roof and to prevent overheating
and moisture issues in the roof framing.
Implication(s): Chance of condensation damage to finishes and/or structure
Providing great home inspections for every client every time
Page 4 of 31
Report No. 1071
SUMMARY
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Location: Various Roof
Task: Upgrade
Time: Discretionary
Plumbing
RECOMMENDATIONS \ Overview
Condition: Well equipment appeared serviceable and well house is in good condition.
Location: Rear Exterior
Task: Monitor
Time: Discretionary
WATER HEATER \ Life expectancy
Condition: Water heater in garage for older part of house has unknown remaining life, this unit appears to be about 18
yrs. old. recommend budgeting for replacement.
Location: Garage
Task: Service
Time: Discretionary
WATER HEATER \ Tank
Condition: The water heater to addition is a tank and separate zone combination with boiler. It appears the pump to
tank or switch which controls pump is in need of repair or replacing, recommend having unit serviced so boiler will heat
water in tank for domestic hot water in addition.
Location: Furnace Room
Task: Service
Time: Less than 1 year
FIXTURES AND FAUCETS \ Basin, sink and laundry tub
Condition: Leak
Sink drains in both bathrooms of addition are leaking recommend repairs to prevent moisture issues.
Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the building
Location: Various Bathroom
Task: Maintenance
Time: Less than 1 year
FIXTURES AND FAUCETS \ Faucet
Condition: There is no water in hall bathroom vanity, recommend maintenance to correct.
Location: Center Bathroom
Task: Correct
Time: Less than 1 year
FIXTURES AND FAUCETS \ Shower stall
Condition: Leak
Shower pan in bathroom in addition has leak, recommend caulking or repairing the pan to prevent further moisture
issues. Water is leaking through wall and across hall, check for wood damage before sealing.
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Southwest First Floor Bathroom
Providing great home inspections for every client every time
Page 5 of 31
Report No. 1071
SUMMARY
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Task: Repair or replace
Time: Immediate
FIXTURES AND FAUCETS \ Shower stall enclosure
Condition: Electrical problems at the enclosure
There is an electric wire in upstairs shower for unknown reason (never installed appliance or tub. This wire is not
connected in electric panel, recommend repairs for visual and potential safety issues.
Implication(s): Electric shock
Location: Second Floor Bathroom
Task: Correct
Time: Discretionary
WATER TREATMENT \ System
Condition: There is a sand trap in well house , recommend periodic servicing to clean and assure proper function. As a
future upgrade recommend adding filter to help keep sand and minerals from well from getting into system.
Location: Rear
Task: Upgrade
Time: Discretionary
Interior
FLOORS \ Ceramic tile, stone, marble, etc
Condition: There are stains on the brick floor which are from previous water leak. Cleaning and sealing bricks should
correct visible staining.
Location: First Floor Laundry Area
Task: Maintenance
Time: Discretionary
Condition: Tiles cracked
There are minor cracks is tile that are cosmetic, repairs can be made if desired. By monitoring minor cracks one can
determine of there is any movement or settling, slab appears stable.
Implication(s): Cosmetic defects | Trip or fall hazard
Location: Various
Task: Monitor
Time: Discretionary
WALLS \ Plaster or drywall
Condition: Typical flaws
There are minor cracks and defects, maintenance to these areas would improve appearance of interior. There are
cosmetic damage in many places and also some trim missing, recommend repairs and maintenance.
Implication(s): Cosmetic defects
Location: Various Hall
Task: Maintenance
Time: Discretionary
WINDOWS \ Sashes
Condition: Poor weatherstripping
Providing great home inspections for every client every time
Page 6 of 31
Report No. 1071
SUMMARY
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Weather-stripping on window is old and worn in some places, recommend replacing or repairs as needed. Manufacture
has replacement weather stripping as general rule.
Implication(s): Chance of damage to finishes and structure
Location: Various Exterior Wall
Task: Repair or replace
Time: Discretionary
WINDOWS \ Frames
Condition: The interior wood on windows has limited finish on the wood on frames and sash, recommend cleaning and
adding finish to help prolong life of wood and window units.
Location: Various Exterior Wall
Task: Maintenance
Time: Discretionary
DOORS \ Hardware
Condition: Inoperable
Some exterior dead bolts and hardware are not properly functioning, recommend repairs or replacing hardware.
Implication(s): System inoperative or difficult to operate
Location: Various Exterior Wall
Task: Repair or replace
Time: When necessary
CARPENTRY \ Cabinets
Condition: Doors or drawers missing or loose
Some of the drawer slides are old and not functioning properly, recommend repairs as needed.
Implication(s): Cosmetic defects
Location: Various Kitchen
Task: Repair or replace
Time: Discretionary
CARPENTRY \ Countertops
Condition: Tiles loose, missing, cracked, stained or broken
Some of the kitchen tile is loose with deteriorated grout, recommenced maintenance to help prevent moisture and health
reasons.
Implication(s): Cosmetic defects | Hygiene issue
Location: Kitchen
Task: Repair or replace
Time: Discretionary
GARAGE \ Vehicle door operators
Condition: Adjustment needed to open or close limits
Garage door opener not closing door properly, recommend repairs or replacing for normal use.
Implication(s): Equipment not operating properly
Location: Front Exterior Wall Garage
Task: Repair or replace
Time: Discretionary
Providing great home inspections for every client every time
Page 7 of 31
Report No. 1071
SUMMARY
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
APPLIANCES \ Range
Condition: Inoperative
The gas burners not operating, recommend servicing to assure proper function.
Implication(s): System inoperative
Location: Kitchen
Task: Service
Time: Discretionary
APPLIANCES \ Microwave oven
Condition: Inoperative
Microwave oven not functioning properly, not plugged in. Recommend servicing for proper use.
Implication(s): Equipment inoperative
Location: Kitchen
Task: Further evaluation
Time: Discretionary
This concludes the Summary section.
The remainder of the report describes each of the home's systems and also details any recommendations we have for
improvements. Limitations that restricted our inspection are included as well.
The suggested time frames for completing recommendations are based on the limited information available during a
pre-purchase home inspection. These may have to be adjusted based on the findings of specialists.
Home Improvement - ballpark costs
Providing great home inspections for every client every time
Page 8 of 31
Report No. 1071
ROOFING
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Flat roofing material:
Modified bitumen
Polyurethane foam
Limitations
Inspection performed:
By walking on roof
Recommendations
FLAT ROOFING \ Modified bitumen
Condition: Cracked
There are some cracks in the roof membrane which are signs of age and sun damage, recommend maintenance to roof
surface to improve condition and to help prolong life of roofing materials.
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Various Roof
Task: Maintenance
Time: Less than 1 year
1. Cracked
Condition: Loss of granules
The granules and roof white coating on modified bitumen roof has deteriorated. This is the UV protection for roof
membrane. Adding additional UV protection and maintenance will help prolong life of roof. The remaining life of is
undetermined recommend having roof evaluated and budgeting for replacing in 5 to 10 years.
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Throughout Roof
Task: Maintenance
Time: Less than 1 year
Providing great home inspections for every client every time
Page 9 of 31
Report No. 1071
ROOFING
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
2. Loss of granules
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
3. Loss of granules
4. Loss of granules
Providing great home inspections for every client every time
Page 10 of 31
Report No. 1071
EXTERIOR
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Gutter & downspout material:
Galvanized steel
Gutters no downs
Gutter & downspout discharge:
Above grade
Above grade
Lot slope:
Away from building
Flat
Gentle slope rear to front
Wall surfaces:
Stucco
Soffit and fascia:
Wood
Driveway:
Gravel
Walkway:
Concrete
Deck:
Wood
Patio:
Pavers
Fence:
Stucco
Gravel
Pavers
Gravel
Crushed stone
Stucco covered masonry
Garage:
General
Attached garage
Recommendations
ROOF DRAINAGE \ Flat roof drains
Condition: The canale drainage system on roof is minimal. recommend regular maintenance and monitoring to assure
drains are clear of debris and functional.
Location: Various Roof
Task: Maintenance
Time: Ongoing
Providing great home inspections for every client every time
Page 11 of 31
Report No. 1071
EXTERIOR
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
5.
WALLS \ Trim
Condition: Paint or stain needed
Some exterior wood needs stain or sealer, recommend maintenance to help prolong life of wood trim and to help prevent
moisture issues.
Location: Various Exterior Wall
Task: Maintenance
Time: Less than 1 year
WALLS \ Stucco and EIFS
Condition: Minor cracks
There are minor cracks in exterior plaster (this is common with stucco), recommend monitoring cracks to be sure they
don't get too larger and cause water issues. Repairs and maintenance to seal these cracks will help prevent future
issues, special attention need on tops of parapet walls.
Implication(s): Cosmetic defects | Shortened life expectancy of material
Location: Various Exterior Wall
Task: Maintenance
Time: Less than 1 year
Providing great home inspections for every client every time
Page 12 of 31
Report No. 1071
EXTERIOR
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
6. Minor cracks
DOORS \ Doors and frames
Condition: The wood exterior doors have deteriorated finish and have cracks in wood which need maintenance. These
are interior doors which do not give adequate protection from weather or for security, recommend replacing with exterior
doors (1 3/4" thick)
Location: Various Exterior Wall Hall
Task: Repair or replace
Time: Discretionary
7.
DOORS \ Exterior trim
Condition: Rot or insect damage
Some exterior door trim has damage and needs to be replaced, also there is deteriorated finish on wood trim.
Recommend repairs and maintenance to help prolong life of wood and to help prevent moisture issues.
Implication(s): Chance of damage to finishes and structure | Material deterioration
Location: Various Exterior Wall
Task: Repair or replace
Providing great home inspections for every client every time
Page 13 of 31
Report No. 1071
EXTERIOR
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Time: Discretionary
8. Rot or insect damage
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Floors
Condition: Paint or stain needed
The wood deck and railings have deteriorated finish, recommend periodic maintenance to help prolong life of wood. Also
wood deck sits on top of roof membrane, recommend monitoring the contact points for wear to prevent moisture issues
and leaks.
Implication(s): Cosmetic defects | Shortened life expectancy of material
Location: South Second Floor Deck
Task: Maintenance
Time: Discretionary
9. Paint or stain needed
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Roof structure
Condition: The wooden shade cover on rear patio has deteriorated finish and some damaged wood, recommend
maintenance to help prolong life of wood.
Location: Rear Exterior
Task: Maintenance
Providing great home inspections for every client every time
Page 14 of 31
Report No. 1071
EXTERIOR
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Time: Discretionary
10.
GARAGE \ Vehicle door operators
Condition: Garage door opener is operational, but to close one has to push and hold button or door will reverse. This
may be caused by maladjustment of sensors or reverser. or switch in opener. Recommend having unit serviced or
making adjustments.
Location: Front Exterior Wall Garage
Task: Repair or replace
Time: Discretionary
11.
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Page 15 of 31
Report No. 1071
STRUCTURE
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Configuration:
Slab-on-grade
Foundation material:
Floor construction:
Poured concrete
Insulating concrete forms
Concrete
Exterior wall construction:
Roof and ceiling framing:
Wood frame
Rafters/roof joists
Recommendations
FOUNDATIONS \ Performance opinion
Condition: No defects noted
No issues were visible.
Location: Throughout Exterior Wall
Task: Monitor
Time: Discretionary
12. No defects noted
WALLS \ Wood frame walls
Condition: No framing issues noted.
Location: Throughout Exterior Wall
Task: Monitor
Time: Discretionary
ROOF FRAMING \ Rafters/trusses
Condition: No roof frame issues noted.
Location: Throughout Roof
Task: Monitor
Time: Discretionary
Providing great home inspections for every client every time
Page 16 of 31
Report No. 1071
ELECTRICAL
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Service entrance cable and location:
Service size:
Underground aluminum
200 Amps (240 Volts)
Main disconnect/service box rating:
200 Amps
Main disconnect/service box type and location:
Breakers -exterior wall
At meter next to garage door.
System grounding material and type:
Distribution panel rating:
Copper - ground rods
Not visible
200 Amps
Distribution panel type and location:
Breakers - garage
Auxiliary panel (subpanel) type and location:
Breakers - first floor
West end of addition on interior wall
Auxiliary panel (subpanel) rating:
Distribution wire material and type:
50 amp main breaker in sub panel
Copper - non-metallic sheathed
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):
GFCI - kitchen
Smoke detectors:
GFCI - bathroom
GFCI - outside
GFCI - garage
Present
Carbon monoxide (CO) detectors:
None noted
Recommendations
DISTRIBUTION SYSTEM \ Outlets (receptacles)
Condition: GFI test faulty
Some GFCI were hard to reset from lack of use or sealing over with tile sealer. Recommend repairs or replacing GFCI
receptacles as needed.
Implication(s): Electric shock
Location: Various Kitchen
Task: Further evaluation
Time: Discretionary
DISTRIBUTION SYSTEM \ Smoke detectors
Condition: Some smoke detectors are missing and some need batteries, recommend repairs and maintenance to
assure proper use and safety function.
Location: Throughout
Task: Service
Time: Less than 1 year
DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectors
Condition: None
Recommend CO detectors where gas appliances and fireplaces are in use as safety precaution.
Implication(s): Health hazard
Providing great home inspections for every client every time
Page 17 of 31
Report No. 1071
ELECTRICAL
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Location: First Floor Living Room
Task: Upgrade
Time: Discretionary
Providing great home inspections for every client every time
Page 18 of 31
Report No. 1071
HEATING
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Fuel/energy source:
Propane
Boiler manufacturer:
State Censible 5102 water heater is original boiler in older parts of the house.
Boiler manufacturer:
Laars
Mini-Therm II boiler for addition/south wing
Heat distribution:
Hot water radiant piping
Radiant floor heating
Approximate capacity:
Efficiency:
120,000 BTU/hr
Conventional
Approximate age:
12 years
Main fuel shut off at:
19 years
Propane tank
Exhaust pipe (vent connector):
Fireplace:
Double wall
Wood-burning fireplace
Chimney/vent:
Masonry
Chimney liner:
Clay
Combustion air source:
Interior of building
Fire places use interior air for combustion
Outside
Boiler uses outside air, water heaters use air from garage (which is vented)
Recommendations
GAS FURNACE \ Life expectancy
Condition: The water heater/boiler in garage used for heating in older part of house has seen many years of use and
the boiler for addition appears serviceable. Recommend periodic maintenance to assure safe and efficient use and to
help prolong life of units. Garage WH unit has undetermined life, recommend budgeting for replacing is necessary.
Location: North Garage
Task: Service
Time: Discretionary
Providing great home inspections for every client every time
Page 19 of 31
Report No. 1071
HEATING
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
13.
CHIMNEY AND VENT \ Inspect/sweep chimney
Condition: Inspect (and/sweep if needed) before using
Recommend periodic inspection and cleaning of fireplaces and chimneys to assure safe and efficient use.
Implication(s): Fire hazard
Location: Various Living Room
Task: Maintenance
Time: Discretionary
14. Unlined chimney flue
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Page 20 of 31
Report No. 1071
COOLING & HEAT PUMP
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Air conditioning type:
Evaporative cooler
2 roof mounted evaporative coolers
Evaporative cooler motor:
Evaporative coolers we're winterized and not operational.
Recommendations
AIR CONDITIONING \ Evaporative cooler
Condition: Water supply line defective
The water lines were removed and need replacing. The evaporative coolers need to be cleaned and serviced before
seasonal use. Replacing the cooler pads periodically will improve interior air quality and help unit run more efficiently.
While units were winterized and not operational at time of inspection they appeared used but functional, recommend
seasonal maintenance to manufacturers specifications.
Location: Various Roof
Task: Repair or replace
Time: Less than 1 year
15. Water supply line defective
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Page 21 of 31
Report No. 1071
INSULATION AND VENTILATION
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Attic/roof insulation material:
Glass fiber
Insulation not visible, fiber glass is commonly used at time of construction.
Attic/roof insulation amount/value:
Not determined
R-28 to R-38 is common practice
Attic/roof ventilation:
Roof vent
Attic/roof air/vapor barrier:
Wall insulation material:
Not visible
Glass fiber
Wall insulation amount/value:
R-20
Foundation wall insulation material:
Foam forms visible in garage foundation
Recommendations
RECOMMENDATIONS \ Overview
Condition: No insulation recommendations are offered as a result of this inspection.
Insulation not visible, insulation appeared serviceable, if needed check with builder or plans for values.
Location: Throughout Exterior Wall
Task: Monitor
Time: Discretionary
ATTIC/ROOF \ Roof vents
Condition: Inadequate
The roof ventilation is minimal in addition and older roof doesn't have vents, this causes the roof materials to heat and
can cause defect such as cracking. Recommend adding roof vents to help prolong life of roof and to prevent overheating
and moisture issues in the roof framing.
Implication(s): Chance of condensation damage to finishes and/or structure
Location: Various Roof
Task: Upgrade
Time: Discretionary
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Page 22 of 31
Report No. 1071
INSULATION AND VENTILATION
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Click on image to enlarge.
41 PD 161, Mendanales, NM
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Page 23 of 31
Report No. 1071
PLUMBING
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Water supply source:
Private
Service piping into building:
Plastic
Supply piping in building:
PEC piping
Supply piping in building:
Copper
Main water shut off valve at the:
Shut in well house.
Main water shut off valve at the:
Utility room
Water flow and pressure:
Above average
Water heater fuel/energy source:
Water heater type:
Tank capacity:
Conventional
40 gallons
Water heater approximate age:
Typical life expectancy:
Waste piping in building:
Gas piping:
Propane
18 years
8 to 12 years
PVC plastic
Steel
Recommendations
RECOMMENDATIONS \ Overview
Condition: Well equipment appeared serviceable and well house is in good condition.
Location: Rear Exterior
Task: Monitor
Time: Discretionary
16.
WATER HEATER \ Life expectancy
Condition: Water heater in garage for older part of house has unknown remaining life, this unit appears to be about 18
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Page 24 of 31
Report No. 1071
PLUMBING
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
yrs. old. recommend budgeting for replacement.
Location: Garage
Task: Service
Time: Discretionary
WATER HEATER \ Tank
Condition: The water heater to addition is a tank and separate zone combination with boiler. It appears the pump to
tank or switch which controls pump is in need of repair or replacing, recommend having unit serviced so boiler will heat
water in tank for domestic hot water in addition.
Location: Furnace Room
Task: Service
Time: Less than 1 year
17.
FIXTURES AND FAUCETS \ Basin, sink and laundry tub
Condition: Leak
Sink drains in both bathrooms of addition are leaking recommend repairs to prevent moisture issues.
Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the building
Location: Various Bathroom
Task: Maintenance
Time: Less than 1 year
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Page 25 of 31
Report No. 1071
PLUMBING
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
18. Leak
FIXTURES AND FAUCETS \ Faucet
Condition: There is no water in hall bathroom vanity, recommend maintenance to correct.
Location: Center Bathroom
Task: Correct
Time: Less than 1 year
FIXTURES AND FAUCETS \ Shower stall
Condition: Leak
Shower pan in bathroom in addition has leak, recommend caulking or repairing the pan to prevent further moisture
issues. Water is leaking through wall and across hall, check for wood damage before sealing.
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Southwest First Floor Bathroom
Task: Repair or replace
Time: Immediate
FIXTURES AND FAUCETS \ Shower stall enclosure
Condition: Electrical problems at the enclosure
There is an electric wire in upstairs shower for unknown reason (never installed appliance or tub. This wire is not
connected in electric panel, recommend repairs for visual and potential safety issues.
Implication(s): Electric shock
Location: Second Floor Bathroom
Task: Correct
Time: Discretionary
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Page 26 of 31
Report No. 1071
PLUMBING
41 PD 161, Mendanales, NM
ROOFING
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Click on image to enlarge.
SUMMARY
howard stoneback
May 13, 2013
WATER TREATMENT \ System
Condition: There is a sand trap in well house , recommend periodic servicing to clean and assure proper function. As a
future upgrade recommend adding filter to help keep sand and minerals from well from getting into system.
Location: Rear
Task: Upgrade
Time: Discretionary
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Page 27 of 31
Report No. 1071
INTERIOR
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Major floor finishes:
Red brick
Major floor finishes:
Tile
Major wall finishes:
Plaster/drywall
Major ceiling finishes:
Windows:
Glazing:
Fixed
Wood
Fixed
Casement
Skylight
Vinyl-clad wood
Double
Exterior doors - type/material:
Hinged
French
Vinyl clad wood
Wood
Metal
Garage door - metal
Garage
Doors:
Inspected
Oven type:
Conventional
Range fuel:
Propane
Appliances:
Range hood
Laundry facilities:
Convection
Dishwasher
Hot/cold water supply
Microwave oven
Vented to outside
120-Volt outlet
240-Volt outlet
Waste standpipe
Kitchen ventilation:
Exhaust fan
Down draft range
Range hood
Micro hood
Bathroom ventilation:
Stairs and railings:
Exhaust fan
Inspected
Recommendations
FLOORS \ Ceramic tile, stone, marble, etc
Condition: There are stains on the brick floor which are from previous water leak. Cleaning and sealing bricks should
correct visible staining.
Location: First Floor Laundry Area
Task: Maintenance
Time: Discretionary
Condition: Tiles cracked
There are minor cracks is tile that are cosmetic, repairs can be made if desired. By monitoring minor cracks one can
determine of there is any movement or settling, slab appears stable.
Implication(s): Cosmetic defects | Trip or fall hazard
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Page 28 of 31
Report No. 1071
INTERIOR
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Location: Various
Task: Monitor
Time: Discretionary
WALLS \ Plaster or drywall
Condition: Typical flaws
There are minor cracks and defects, maintenance to these areas would improve appearance of interior. There are
cosmetic damage in many places and also some trim missing, recommend repairs and maintenance.
Implication(s): Cosmetic defects
Location: Various Hall
Task: Maintenance
Time: Discretionary
WINDOWS \ Sashes
Condition: Poor weatherstripping
Weather-stripping on window is old and worn in some places, recommend replacing or repairs as needed. Manufacture
has replacement weather stripping as general rule.
Implication(s): Chance of damage to finishes and structure
Location: Various Exterior Wall
Task: Repair or replace
Time: Discretionary
19. Poor weatherstripping
WINDOWS \ Frames
Condition: The interior wood on windows has limited finish on the wood on frames and sash, recommend cleaning and
adding finish to help prolong life of wood and window units.
Location: Various Exterior Wall
Task: Maintenance
Time: Discretionary
DOORS \ Hardware
Condition: Inoperable
Some exterior dead bolts and hardware are not properly functioning, recommend repairs or replacing hardware.
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Page 29 of 31
Report No. 1071
INTERIOR
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Implication(s): System inoperative or difficult to operate
Location: Various Exterior Wall
Task: Repair or replace
Time: When necessary
CARPENTRY \ Cabinets
Condition: Doors or drawers missing or loose
Some of the drawer slides are old and not functioning properly, recommend repairs as needed.
Implication(s): Cosmetic defects
Location: Various Kitchen
Task: Repair or replace
Time: Discretionary
CARPENTRY \ Countertops
Condition: Tiles loose, missing, cracked, stained or broken
Some of the kitchen tile is loose with deteriorated grout, recommenced maintenance to help prevent moisture and health
reasons.
Implication(s): Cosmetic defects | Hygiene issue
Location: Kitchen
Task: Repair or replace
Time: Discretionary
20. Tiles loose, missing, cracked, stained or...
GARAGE \ Vehicle door operators
Condition: Adjustment needed to open or close limits
Garage door opener not closing door properly, recommend repairs or replacing for normal use.
Implication(s): Equipment not operating properly
Location: Front Exterior Wall Garage
Task: Repair or replace
Time: Discretionary
APPLIANCES \ Range
Condition: Inoperative
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Page 30 of 31
Report No. 1071
INTERIOR
41 PD 161, Mendanales, NM
SUMMARY
ROOFING
howard stoneback
May 13, 2013
EXTERIOR
STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
The gas burners not operating, recommend servicing to assure proper function.
Implication(s): System inoperative
Location: Kitchen
Task: Service
Time: Discretionary
21. Inoperative
APPLIANCES \ Microwave oven
Condition: Inoperative
Microwave oven not functioning properly, not plugged in. Recommend servicing for proper use.
Implication(s): Equipment inoperative
Location: Kitchen
Task: Further evaluation
Time: Discretionary
END OF REPORT
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Page 31 of 31