eagle eye - Town of Avon

EAGLE EYE
HOME INSPECTIONS
P.O. Box 1716, Gypsum, CO 81637
Phone Cell (970) 331-5558, Fax (970) 424-1188
Email [email protected]
Web www.EagleEyeHI.com
140 Bench Mark, Avon, Colorado
REPORT PREPARED FOR
Town of Avon
Attn: Justin Hildreth P.E.
Condo/Town Home
Single Family
Commercial
REPORT ID #
AVN16.02.21C-1NNN
DATE
February 21, 2016
INSPECTOR
Kevin Dasgupta
February 21, 2016
REALTOR
None
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EAGLE EYE
HOME INSPECTIONS
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Avon, CO - Google Maps
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EAGLE EYE
HOME INSPECTIONS
AREA MAP:
Avon, CO USA
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EAGLE EYE
HOME INSPECTIONS
RESIDENTIAL INSPECTION SUMMARY AND AGREEMENT
The Client, as identified on the previous page, has engaged Eagle Eye Home Inspections (Thunder Head Inc), to conduct a visible inspection of readily accessible
areas of the residence at the above address (the “Residence”). The results of said inspection are set forth on the accompanying pages, which constitute the entire
inspection report. Client agrees that this report is for the Client’s sole use and may not be transferred or sold to, or relied upon by, any other person or entity.
Client represents that Client understands that there are inherent difficulties in performing a visual inspection of the Residence, which include but are not limited
to: inaccessible or inoperable plumbing, gas lines, and electrical wiring, weather conditions present at the time of inspection, placement of furniture, appliances
and other personal property (which Eagle Eye Home Inspections is not required to move in order to inspect), inaccessible, locked or private areas, and system
failures or damage to the premises subsequent to the inspection, which is why Eagle Eye Home Inspections offers a Free Re-Inspection in which the home will
be revisited to update the original inspection and complete a visual inspection of previously blocked and/or restricted areas. Unless otherwise inconsistent with
this Agreement or not possible, Eagle Eye Home Inspections agrees to perform the inspection in accordance with the current Standards of Practice of the National
Association of Certified Home Inspectors ("NACHI"), posted at http://nachi.org/sop.htm. Client understands and agrees that Eagle Eye Home Inspections duty
to Client arises out of this contract and not as a result of any independent duty. It is recommended that Client have the home or unit re-inspected when the home
is completely vacant of furniture, personal property, and storage. EAGLE EYE HOME INSPECTIONS MAKES AND CLIENT RECEIVES NO WARRANTY,
EXPRESS OR IMPLIED, AS TO THE FITNESS FOR USE OR CONDITON OF THE RESIDENCE, SYSTEMS OR COMPONENTS INSPECTED. ALL
WARRANTIES INCLUDING WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE ARE EXPRESSLY
EXCLUDED.
Client hereby agrees: (1) that the liability of Eagle Eye Home Inspections and it employees arising from any error or omission with respect to the inspection of
the Residence is limited to the fee charged for the inspection (liquidated damages); Client and Eagle Eye Home Inspections acknowledge that the liquidated
damages are reasonable and are not intended as a penalty but are intended to (a) reflect the fact that actual damages may be difficult and impractical to ascertain;
and (b) allocate the risk among Eagle Eye Home Inspections and Client. Client’s acceptance and assumption of this risk is partially in consideration of the amount
of the inspection fee, which is lower than it would be if Eagle Eye Home Inspections was to be held responsible for any such risks, damages or defects by virtue
of any express or implied warranties. In the event of a tender by Eagle Eye Home Inspections of a refund of the inspection fee, such refund shall be full and final
settlement of all present and future claims and causes of action and Eagle Eye Home Inspections shall be thereupon generally and fully released from all liability
relating in any way to the inspection; (2) that Client shall hold Eagle Eye Home Inspections harmless from any claims, demands and costs, including reasonable
attorney fees, incurred in connection with the inspection or arising there from; and (3) that neither Eagle Eye Home Inspections nor any of its employees has
represented to Client that they are licensed contractors, or expert in any craft or trade. Eagle Eye Home Inspections does not check for compliance with local
building codes and is not responsible for failure of the Residence to comply with same. Client is advised to obtain service, repair or additional inspections from
qualified, licensed and/or certified engineers and contractors as to any real or potential defects, or problem areas or concerns noted in this report, and as to any
portions of the Residence that were not inspected for any reason. Water/plumbing leaks may be an indication of possible water damage and fungus growth in
areas not visible or accessible during the inspection, and may require further investigation and repair by a licensed plumber and/or contractor. Eagle Eye Home
Inspections does not routinely test for Asbestos, Lead Paint, Radon Gas, Mold, or an Efficiency Rating Analysis, unless a test is specifically ordered by Client.
Eagle Eye Home Inspections does not inspect phone lines, cable television lines, security systems, televisions, stereos, entertainment equipment, intercom systems,
gas grills, furniture, or for diseased trees or landscaping.
RADON TESTING: In the event that Client ordered a Radon Test to be performed by Eagle Eye Home Inspections, it is important to understand that the test
results are only as accurate as the conditions maintained during the 48+ hours duration of the test. Although Eagle Eye Home Inspections inspectors take
precautions to help make the test valid (i.e., anti-tamper measures), Eagle Eye Home Inspections cannot 100% guarantee the conditions during testing due to
covering of or tampering with the test devices, or manipulating the indoor conditions of the home during testing (i.e. use of the Residence by occupants can affect
test results).
USE OF THIS INSPECTION REPORT BY THE CLIENT CONSTITUTES CLIENT'S AGREEMENT TO THE FOREGOING TERMS AND CONDITIONS.
Icon Key
Comment
Evaluate
Maintenance
Monitor
Minor Defect
Safety
Repair/Maintain
Repair/Replace
End Of Life
For your information
Recommend further evaluation by a specialist
Recommend ongoing maintenance
Recommend monitor in near future
No repair needed
Poses a risk of injury or death
Recommend repair and/or maintenance
Recommend repair and/or replace
In use at or beyond recommended life expectancy
SAMPLE – DETAILED DESCRIPTION
Item #.
[Inspection Check List # This Report]
Icon, See Icon Key Above
1. Cracks and separations to bathrooms’ tile grout. Recommend caulk/seal to prevent moisture penetration
and damage [34].
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EAGLE EYE
HOME INSPECTIONS
Detailed Descriptions
1.
Movement and settling on the west exterior has caused the grading to slope towards the
foundation wall “negative drainage”. Recommend re-grading surface to slope away from foundation
wall Checklist Item [1].
2.
Loose, cracked and missing siding stones to the northeast and southeast exterior Checklist Item
[7].
- Further evaluate by a specialist
- For your information only
-Monitor
-Maintenance
-Minor defect
-Risk of injury or death
-Repair or Replace
-Repair or Maintain
-End of life
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EAGLE EYE
HOME INSPECTIONS
3.
Exterior wood trim/molding is weathered. Recommend stain/seal to prevent moisture damage
Checklist Item [7].
4.
Moisture penetration through flat roof in the area of air handler #2 (specific area could not be
identified due to snow and ice). Recommend further evaluation by a roofing contractor once snow
and ice has melted away Checklist Item [15].
5.
Moisture stains to stucco siding on the northeast exterior caused by a leak to the roof gutter
Checklist Item [17].
- Further evaluate by a specialist
- For your information only
-Monitor
-Maintenance
-Minor defect
-Risk of injury or death
-Repair or Replace
-Repair or Maintain
-End of life
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EAGLE EYE
HOME INSPECTIONS
6.
Main water line penetrates concrete floor without shielding. Recommend installing insulation
around pipes inside concrete to prevent damage caused by movement and settling Checklist Item [20].
7.
Front entryway exterior light fixture is missing leaving electrical wires exposed Checklist Item
[29].
8.
North stairwell space heater fails to produce heat when thermostat is ON Checklist Item [31].
- Further evaluate by a specialist
- For your information only
-Monitor
-Maintenance
-Minor defect
-Risk of injury or death
-Repair or Replace
-Repair or Maintain
-End of life
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EAGLE EYE
HOME INSPECTIONS
9.
Outside/return air intake baffles are in varied positions (same position is expected when all
thermostats are in one location and all settings are the same). Recommend further evaluation by an
HVAC electronics technician Checklist Item [31].
10.
11.
Damage (crack) to 1st floor window adjacent to front door Checklist Item [36].
Damage (cracks) to a few floor tiles in foyer and elevator. Also cracks and separations to
bathrooms’ floor tile grout Checklist Item [39].
- Further evaluate by a specialist
- For your information only
-Monitor
-Maintenance
-Minor defect
-Risk of injury or death
-Repair or Replace
-Repair or Maintain
-End of life
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EAGLE EYE
HOME INSPECTIONS
12.
13.
Damage (cracks) to concrete slabs (all) on every floor Checklist Item [39].
Foyer double door, door latch does not align with its strike plate preventing this door from
clasping shut Checklist Item [41].
Note to buyer: Changes from last inspection performed on April 21st, 2014 for the town of Avon are
as follows (please refer to the original inspection report detailed description section dated April 21st,
2014 for numbering)
Items # 8, 9, 10, 11, 12, 13
These items are currently acceptable
Items #1, 3, 6
Not inspected due to snow and ice
Item # 14
Air conditioning unit was not inspected (damage can result if system is operated when ambient
temperature is below 60F).
Please feel free to contact me if you would like to discuss any aspect of my report in more detail.
Kevin Dasgupta P.E.
Certified Home Inspector
- Further evaluate by a specialist
- For your information only
-Monitor
-Maintenance
-Minor defect
-Risk of injury or death
-Repair or Replace
-Repair or Maintain
-End of life
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EAGLE EYE
HOME INSPECTIONS
INSPECTION CHECK LIST
Exterior
1. Grading
Appears Serviceable
Water Pools
Soil is high at foundation
Drainage Negative Drainage Slope Level Inspection Limited By Snow/Ice
Erosion to Soil
Problem Vegetation
*Other
This inspection does not include geological conditions or site stability. For information a geologist or soils engineer should be consulted.
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
2. Retaining Walls
Appears Serviceable
Cracks/Damage
Movement
N/A
Type N/A Inspection Limited By N/A
No Drainage Opening
Moisture/Soil Penetration
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
3. Driveway(s)
Appears Serviceable
Cracks/Damage
Trip Hazard
N/A
Type N/A Inspection Limited By N/A
Improper Drainage
Surface Raised/Settled
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
Type Concrete Inspection Limited By Snow/Ice
4. Porch, Entryway & Stairs
Appears Serviceable
Cracks/Damage
Trip Hazard
Improper Drainage
Surface Raised/Settled
Loose/Damaged Steps
Loose Railings
Improper Railings
*Other
Item may not be included on Condo/Town home inspections.
5. Sidewalks & Patios
Appears Serviceable
Cracks/Damage
Trip Hazard
Type Concrete Inspection Limited By Snow/Ice
Improper Drainage
Surface Raised/Settled
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
6. Decks & Hot Tubs
N/A Type N/A Inspection Limited By N/A
Appears Serviceable
Loose Flooring
Trip Hazard
Loose Railings
Supports Sunk Into Soil/Sagging
*Other
Loose/Damaged Steps
Soil Contact
Moisture Damage
Cracks/Damage
Improper Rails
Hot Tub Leaks
Hot Tub Defective
7. Walls, Siding & Trim
Appears Serviceable
Cracks/Damage
Soil Contact
Structure N/A Siding A Stucco B Wood, C N/A
Loose
Moisture Stains/Damage
Nailing Defects
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
8. Irrigation & Faucets
Appears Serviceable
Damage Spray Head(s)
Inoperable
N/A
Control Box Location N/A
Inadequate Spray Coverage
Head Adjustment Required
Winterization Not Verified, (Verify status with sellers)
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
Type A Metal Hollow B N/A C N/A
9. Doors
Appears Serviceable
Damaged Weather Stripping
Damage
Damage/Cracked Windows
Inoperable/Damaged Hinge
*Other
Missing Stop Bumper
Damage/Missing Hardware
Caulk/Seal
* If check box other is checked, see details descriptions
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EAGLE EYE
HOME INSPECTIONS
Foundation
10. Walls/Footings
Appears Serviceable
Cracks/Damage
Movement
Type Slab On Grade Construct Poured Concrete
Moisture/Soil Penetration/Damage
Moisture Stains
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
11. Crawlspace
Appears Serviceable
Damage
Movement
N/A
No Ventilation
Door Location N/A Inspection Method N/A
Moisture/Soil Penetration/Damage
*Other
Fungi
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
Garage
12. Walls & Ceiling
Appears Serviceable
Moisture Stains/Damage
N/A
Poor Drainage
13. Floor
Appears Serviceable
Cracks/Damage
Raised/Settled
Type N/A
Missing Wall Covering/Firewall
N/A
*Other
Type N/A
Poor Drainage
Flammable Material On Floor
*Other
14. Vehicle Door
N/A Type N/A
Appears Serviceable
No Auto-Reverse Gear/Sensors
Moisture Damage
Damaged Weather Stripping
Door Locked
Damage To Tract/Roller/Spring/Wire
Adjustment Needed
No Safety Spring/Wire
*Other
Roof
Covering A Asphalt Single B N/A Inspection Method Vantage Point
Inspection Limited By Visibility Snow/Ice
15. Covering & Shingles
Appears Serviceable/Within Useful Life
Missing Shingles
Curled/Lifted/Brittle
Loss Of Aggregate Coating
Exposed Decking
Previous Repair Noted
Improper Installation
Indications Of Ice Dams
Water Leak
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
16. Flashings & Skylights
Appears Serviceable
Rust/Corroded Flashing
Roof Structure Metal Frame Inspection Limited By Visibility Snow/Ice
Cracks/Damage
*Other
Improper Installation
Water Leak
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
17. Gutters/Downspouts
Appears Serviceable
Debris Filled
Improper Drainage
Type Steel
Does Not Drain Away From Foundation
*Other
Missing
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
18. Eaves/Fascia/Soffits
Appears Serviceable
Moisture Stains/Damage
Type Wood
Insects
Bird Nest
Weathered
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
19. Vents (Roof Penetrations)
N/A Type N/A
Appears Serviceable
Damage/Cracks
None Present
Improper/Damaged Seal
Cracked/Damaged Exhaust/Vent Pipe
* If check box other is checked, see details descriptions
Debris Filled
*Other
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EAGLE EYE
HOME INSPECTIONS
Plumbing
Service City Water Well Type N/A Pipe Cast Iron Size 4" Shut-Off
Location Mechanical Room
20. Water Service & Main
Appears Serviceable
Well Casing Low To Grade
Well Casing Below Grade
Discoloration/Odor In Water
No Sheathing Inside Concrete
Damaged Well Cap
Defective Shut-Off Valve
Water Leak
Water Logged Pressure Tank
*Other
Type Copper
21. Supply Lines
Appears Serviceable
Copper/Galvanized Connection
Rust/Corroded
Water Leak
*Other
Pipes Loose
Cross Connection
Water Hammer
22. Waste Lines
Appears Serviceable
Negative Slope
Water Leak
Full Septic Tank
Damage
23. Fuel System
Appears Serviceable
Rusted/Corroded Pipes
Low/High Water Pressure
Type City Sewer Pipes ABS Vent Type ABS
Rust/Corrosion
No/Improper Ventilation
*Other
Open sewage line (no trap)
Effluent Visible
Shut-Off Location Exterior Wall N Fuel Natural Gas (City)
Missing Shut-Off Valve
Improper Grounding
*Other
Gas Leak
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
24. Sump Pumps
Appears Serviceable
Not Functional
Leak
N/A
Type N/A
Nearing End Of Life
*Other
Electrical
25. Service Entrance Cable(s)
Service City Cables Aluminum Location Electrical Room Type Buried
Conductors 3
Appears Serviceable
Vegetation Contact/Damage
*Other
Low Cable
Mast/SEC Damage/Loose
No/Improper Ground
Loose Meter Base
Excessive Length
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
26. Main Disconnect
Appears Serviceable
Missing Disconnect
Location Electrical Room Amps 600 amp
Breaker/Fuse Incorrect size
*Other
Item may not be included on Condo/Town home inspections.
27. Main Electrical Panel
Type Breaker Amp Rating 400 AMP Location N/A Voltage
120/240 VAC
Appears Serviceable
Circuits Not Labeled
Double Tap
Improper/No Ground
Wire Diameter/Current Load
Direct Tap (No Over current Protection)
Signs Of Scorching/Burns/Shorts
*Other
Damaged/Defective Fuse/Breaker
Openings In Cover/Panel
Type Breaker Location A Electrical Room B N/A
28. Sub Panel(s)
Appears Serviceable
Double Tap
Improper/No Ground
Damaged/Defective Fuse/Breaker
*Other
Signs Of Scorching/Burns/Shorts
Openings In Cover/Panel
Wire Diameter/Current Load
Neutral/Ground Connect
* If check box other is checked, see details descriptions
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EAGLE EYE
HOME INSPECTIONS
Wire Type Copper
29. Wiring & Outlets
Appears Serviceable
No/Defective GFCI
Exposed Wires
Dead Switch/Outlet
Covers Damage/Missing
Damaged Outlet/Switch
Painted Shut
Miss-Wire Reverse Polarity/Open Ground/Ect
30. Fire Detection
Appears Serviceable
No Sound/Ready Signal
*Other
Type Wired Qty 7
Missing/Defective Battery Backup
Missing
*Other
Loose
Heating/Cooling System & Hot Water Heater
31. Heat Source, Furnace & Broiler
Acceptable
None
Damage
System Forced Air Heating Capacity A N/A B N/A C N/A Make N/A
Fuel N/A
Improper
Defective
Water/Gas Leak
*Other
Rust
Wiring
Disconnect
Thermostats
Gas Shut-Off
Gas Line
Burner/Pilot
Flue/Draft
Ventilation
Pipes/Hoses
Zone Valves
Duct Work
Air Filter
Humidifier
Item may not be included on Condo/Town home inspections.
It is recommended that boilers and furnaces are serviced annually.
System Central Power 240 VAC
32. Cooling System
Appears Serviceable
Coils/Pipes Frosted Over
Condensate Drain Not Connected To Drain
*Other
Leaves/Debris Covering Grill
Defective Blower
Unit Placed Under Drip Edge/Roof Over hang
Damage
Warm Air
No Cut-Off Switch
Unit In Direct Sun Light
Improper Mounting
33. Hot Water Heater
Acceptable
None
Damage
Type Stand Alone Power 240 VAC Date (year) 2003 Make State Cap
40 gal
Improper
Defective
Water/Gas Leak
*Other
Rust
H2O Shut Off
PRV
Exterior
Pipes
Wiring
Burner/Pilot
Flue
Vent/Flue
Gas Shut Off
Gas Lines
* If check box other is checked, see details descriptions
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EAGLE EYE
HOME INSPECTIONS
Interior
34. Kitchen & Bathroom
Acceptable
Slow Drain
Damage
Leak
Defective
Missing
*Other
Wall Tiles
Tub/Shower/Jacuzzi
Sink
Toilet(s)
Fan(s)
Faucets/Water Pressure
Drainage Traps
Drain Stoppers
Water Shut Off Valves
Caulking/Grout
35. Appliances
N/A
Acceptable
None
Damage
*Other
Defective
Range
Oven
Hood & Fan
Microwave
Refrigerator
Ice Maker
Dishwasher
Washer
Dryer
Disposal
Trash Comp
Type Double Pane (Metal)
36. Windows
Appears Serviceable
Caulk/Seal
Moisture Between Panes (Broken Seal)
Missing/Damaged Screens
Crack/Damage
Hardware Defective/Damaged
Hardware Missing
37. Walls & Ceilings
Appears Serviceable
Cracks/Damage
Moisture Stains/Damage
38. Cabinets & Counter Tops
Appears Serviceable
Loose Hinge(s)
Damage
Missing Wall Covering
Bubbling
*Other
Type N/A Countertop N/A
Moisture Damage
Other
Floor Covering A Carpet, B Tile, C N/A D N/A Structure A N/A B
N/A C N/A
39. Floors
Appears Serviceable
Cracks/Damage
Settlement
Covering A Sheet Rock B N/A Structure Walls A N/A B N/A
N/A
Missing
*Other
Loose
* If check box other is checked, see details descriptions
Stains
*Other
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EAGLE EYE
HOME INSPECTIONS
40. Stairs
Appears Serviceable
Loose/Missing/Damaged Railings
Construct Metal
Loose Steps
Baluster Spacing/Height
*Other
Doors Metal Hollow Trim Wood
41. Doors & Trim
Appears Serviceable
Missing/Damage Trim/Doors
*Other
Defective/Damage/Missing Knobs Locks
Striking Plate Alignment
Missing Stop Bumpers
Attic
42. Attic
Appears Serviceable
Moisture Stains/Damage
N/A
Dryer/Vents Exhaust To Attic
Mold
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
43. Ventilation
Appears Serviceable
No Or Additional Vents Needed
Type Vents At Ridge Cap/Eaves
Obstructed Air Flow
Damaged/Defective Fan
*Other
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
44. Insulation
Appears Serviceable
Uneven Distribution
R-Value 30
Missing Insulation
*Other
Insufficient
Item not included on Condo/Town home inspections. Please contact the HOA (Home Owner’s Association) for upkeep and maintenance.
Fireplace & Chimney
45. Fireplace
Appears Serviceable
Heat Cracks/Damage
No Liner
Missing/Damaged Damper/Doors
46. Chimney
Appears Serviceable
Damage To Mortar/Chimney
Missing Bricks/Stones/Siding
N/A
Type A N/A B N/A C N/A
*Other
Gas Leak
Defective/Missing Gas Shut-Off/Pilot
Damage/Missing Hardware
N/A
Type N/A
Excessive Creosote
Charring/Scorching Marks
Exhaust Pipe Not Rated For High Temperature
*Other
Limitations & Utilities
Utilities
Inspection Limited By
No Limitations
Personal Items
Furniture
Construction
Other
Ø
Ø
Ø
Fuel Gas Water OFF Electricity ON Heat ON
Locked Doors
Access
Snow/Ice
Visibility
No Utilities
Personal items and furniture limited inspection to some wall and floor areas.
Snow and ice limited inspection of roof and other exterior features.
Water was OFF during inspection limiting inspection of plumbing lines and fixtures.
* If check box other is checked, see details descriptions
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