Gem State Home Inspections
Unofficial version!

1)  To view the summary. Click on the link in the upper left hand corner or under table contents.

2)  Evidence of rodent and ant activity was found in the form of sawdust, dead ants, feces, traps and/or poison in the interior rooms, crawlspace and around front window. Consult with the property owner about this. A qualified person should evaluate ant damage and make repairs to seal openings in the structure, set traps, spray, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP

3)  Microbial growths were found in basement under stairs. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA

Dry at time of inspection.

4)  Some areas and items at this property were obscured by furniture and stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

5)  Fungal rot was found in support posts, some beams and decking boards and planters at deck. Recommend that a qualified tradesman evaluate and repair as necessary. All rotten wood should be replaced.

Guardrails with drop-offs higher than 30 inches were wobbly, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.

Some of the substructure could not be evaluated due to limited height.

6)  Guardrails at locations with drop-offs higher than 30 inches were too low. This poses a fall hazard. Guardrails should be at least 36 inches in height. Recommend that a qualified contractor replace or repair guardrails per standard building practices.

7)  This property was accessed by a driveway or private road shared with nearby properties. Shared driveways or private roads are excluded from this inspection. Comments in this report related to them are made as a courtesy only and are not meant to be a substitute for a evaluation by a specialist if repairs are needed. Recommend that the client review the recorded agreements regarding the driveway, the deeds of the property owners involved, and easements permitting access to, use of, and maintenance of the driveway.

8)  The soil or grading sloped down towards building perimeters. This can result in water accumulating around building foundations or underneath buildings. At a minimum, monitor these areas, and areas under the structure in the future for accumulated water. If water does accumulate, recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.

9)  Trees were in contact with or were close to the building at locations. Damage to the building may occur, especially during high winds. Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.

10)  Rot was observed at butt end at front of house and three posts. Recommend a qualified contractor evaluate and repair.

Companies such as Mountain Country Log at (208) 783-8112 provide these services.

The finish on the log exterior was worn, faded or thinning, or mold/mildew was present on logs. The logs can be damaged by moisture. This is a conducive condition for rot. Recommend that a qualified person prep and refinish the log exterior. Logs should first be cleaned of dirt, grease, mold and mildew with an appropriate cleaner and pressure washer. It is good practice to then apply a preservative (typically borate-based) to prevent rot and insect infestation, before applying the final finish. Ideally the same brand of finish should be applied to minimize problems from incompatible finish products. For more information, visit:
http://www.reporthost.com/?LOGFNSH
http://www.reporthost.com/?LOGMT

Gaps between logs, deteriorated chinking, and/or excessive checking (gaps within logs) was found in areas. Some log homes use milled logs that fit tightly together and are designed so as to not require chinking ("chinkless"). Others do require chinking and possibly "backer rods" between logs for a tight seal. Regardless of the type, when gaps are present repairs should be made to prevent air, moisture and insect infiltration from outside. Typically this is done by applying chinking, which can be synthetic or mortar-based. Recommend that a qualified person apply chinking where necessary. For more information, visit:
http://www.reporthost.com/?LOGCHNK

11)  The "rowlock" above sections of stone veneer was missing coping flashing. Coping flashing should be installed below the sills and overlapping the top course of stones in the veneer to keep water from entering the wall cavity. In lieu of flashing, client should consider sealing seam with silicone to minimize moisture intrusion.

12)  The vapor barrier in one small area of the crawl space was missing and substandard in all areas. Vapor barrier was clear. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.

13)  The crawl space was dry at time of inspection. Crawl space insulation and duct work satisfactory. Note that all crawlspace areas should be checked periodically for water intrusion, plumbing leaks and pest activity.

14)  Composition shingles were installed on a slope with less than 3/12 (3 inches rise for every 12 inches run). Such low-slope shingle installations are prone to leaks due to the slow rate at which water runs off the shingles. Roof decking can also be prone to sagging, and the roof structure may have a reduced load capacity for snow. Most shingle manufacturers won't warranty shingles if installed on a roof with a slope less than 3/12. Consult with a qualified contractor regarding this and monitor these roof area(s) and interior spaces below for leaks in the future. Ideally, or if leaks occur, recommend that a qualified contractor repair per standard building practices. Such repairs may involve installing a new roof surface approved for low slopes.

15)  Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.

16)  Kick-out flashing was missing at roof locations. Such flashing should be located at the bottom of slopes where roof surfaces intersect with exterior walls above. It directs rainwater away from exterior walls and into gutters so that rainwater is less likely to run down the front surfaces of siding or flow behind siding. Recommend that a qualified contractor install kickout flashings where missing and per standard building practices.

17)  The siding at exterior walls was in contact with or too close to roof surfaces below. There should be a gap of 1 1/2 to 2 inches between a roof surface and siding above. The gap is meant to prevent water from wicking up into the bottom edge of the siding and causing fugal rot, or damaging the siding. There may also be inadequate space for additional layers of roofing materials in the future. Recommend that a qualified contractor repair per standard building practices. For example, by trimming the siding.

18)  Architectural roofing has an average life expectancy between 25 to 35 years depending on the weather conditions and attic ventilation.

http://www.improvementcenter.com/roofing/new-roofing-years-it-can-last.html

No gutter system was installed. Standard building practices call for gutters, downspouts and extensions to be installed at all lower roof edges to convey water well away from the building foundation. Without a drainage system, the crawlspace or basement below the house, may accumulate water. Foundation footings are also more likely to settle or become undermined. Recommend consulting with a qualified contractor about installing a roof drainage system per standard building practices.

19)  The slot at the roof ridge for the continuous ridge venting blocked by underlayment. Most manufacturers of this type of venting system require a slot 1 1/2 inches wide or wider. Recommend that a qualified contractor repair per the manufacturer's specifications.

20)  What appeared to be past water stains were visible on the roof structure at the chimney in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

21)  Attic insulation and venting.

All attic areas and roof structures more than 12 feet from attic access point(s) #A were inaccessible due to possible damage to insulation if traversed, lack of permanent walkways and/or limited height. These areas were not evaluated and are excluded from the inspection.

22)  No photoelectric sensors were installed at the garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. These are difficult to install on older automatic opener. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES

23)  Water supply pipes were routed in an area subject to freezing in the garage. Recommend asking the property owner about any indoor shut-off valves that may exist for these supply pipes . If unable to determine or if none do, then recommend that a qualified plumber evaluate and repair as necessary. For example, by installing indoor shut-off valves or rerouting supply pipes indoors.

24)  The house does not meet current standards.

Current safety standards recommend smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, and on each level. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

25)  Gaps, no caulk, or substandard caulking were found at backsplash at kitchen sink. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.

26)  The dishwasher did not respond to controls. Recommend that a qualified specialist evaluate and repair or replace as necessary.

27)  Minor moisture damage at flooring was observe in kitchen area but no moisture was detected at time of inspection.

28)  Garage vehicle door was balanced at time of inspection.

More info:
https://www.youtube.com/watch?v=EP541HaUVhs

29)  Architectural roofing has an average life expectancy between 25 to 35 years depending on the weather conditions and attic ventilation.

http://www.improvementcenter.com/roofing/new-roofing-years-it-can-last.html

30)  Inspector performs a limited function test of appliances and runs dishwasher for short cycle. Deficiencies at time of inspection are noted above if present.

Inspector ran water in the sink(s) and bathtub(s). Ran shower water and flushed toilet(s). No leaks were noted at time of inspection.

31)  Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.

32)  Ground fault circuit interrupter (GFCI) receptacles wouldn't trip and/or wouldn't trip with a test instrument at the half bathroom. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

33)  Electric receptacles at the kitchen and kitchen island had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

• Outdoors (since 1973)
• Bathrooms (since 1975)
• Garages (since 1978)
• Kitchens (since 1987)
• Crawl spaces and unfinished basements (since 1990)
• Wet bar sinks (since 1993)
• Laundry and utility sinks (since 2005)

For more information, visit:
http://www.reporthost.com/?GFCI

34)  The house does not meet current standards. Smoke alarms appeared over 10 years old and some were missing.

Current safety standards recommend smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, and on each level. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

35)  Bare wire ends, or wires with a substandard termination, were found at crawlspace. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.

36)  Light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

Globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.

37)  Electrical panels were labelled.

Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in the main panel. This was once a common installation method but is considered unacceptable currently due to risks during servicing of the panel. A trained electrician will recognize this when servicing but risk can arise when untrained persons work on the panel. The condition can be corrected relatively easily by a qualified electrician if desired.

38)  Insulation for some water supply pipes in the crawl space was missing. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

39)  A sewage ejector pump was installed on the premises. These are specialty systems. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's recommendations. Typically, these pumps have a lifespan of 7-10 years. For more information, visit:
http://www.reporthost.com/?SEWEJPMP

40)  Based on visible equipment, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are not a part of a typical home inspection. A recent backflow test tag was not visible. Backflow tests are required annually in many municipalities in our area to prevent cross-contamination of potable water. Recommend asking current owners about test and obtaining work orders if available. If no test has been performed, recommend a qualified specialist perform a backflow test.

41)  Based on the length of the lines, recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive.

Companies such at Lateral Concepts (Brad) at 208-818-8241 provide this service.

One sewer clean out was noted at the side of the house and front of garage/ADU.

42)  Main water shutoff valve is located in the basement.

43)  Water pressure taken at the house measured 60 PSI. Typical residential water pressure is 40 to 80 PSI.

44)  The temperature-pressure relief valve drain line was too short. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. For more information, visit:
http://www.reporthost.com/?TPRVALVE

45)  The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Maintaining your water heater for maximum life. See link for more information.

https://www.thisoldhouse.com/how-to/how-to-maintain-water-heater

46)  Water temperature taken in the house was within the generally accepted range. Temperatures above 130 degrees increase scalding risk.

Maintaining your water heater for maximum life. See link for more information.

https://www.thisoldhouse.com/how-to/how-to-maintain-water-heater

47)  Recalled Cadet brand wall heaters were found. Cadet models FW, FX, LX, TK, ZA, Z, RA, RK, RLX, RX, RW and ZC wall heaters have been recalled. The client should ask the property owner if repairs have been made related to the recalls. If so, documentation for the repairs should be reviewed. If not, then a qualified electrician should evaluate and replace or repair heaters as necessary. For more info visit:
http://www.cadetco.com/
http://www.reporthost.com/?CADET

48)  The ADU heat pump or air conditioning condensing unit did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and perform maintenance or make repairs as necessary.

49)  Furnace functioning at time of inspection.

The inspector was unable to determine the last service date for the HVAC system. Ask the property owner when it was last serviced. If this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced.

The filter should be changed upon move in. How often a filter should be changed depends on environmental factors (ie pets, smoking, dust, etc) but a general rule of thumb is every 3 months. Adjust time according to observation.

The estimated useful life for most forced air furnaces is 15-20 years, A/C condensing units is 10-15 years.

For more information visit:
http://www.reporthost.com/?ANFURINSP

50)  The cover for the heating and/or cooling system air filters were missing. Unfiltered air can enter the return air supply and reduce indoor air quality. Recommend that a qualified person repair as necessary.

The serviceman's switch that controls power to the furnace was not clearly labeled. Recommend permanently labeling this switch to avoid confusion and unintentional loss of power if the switch is mistaken for a light switch.

51)  Heating ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

52)  No central A/C system was installed and no duct work was visible at top floor.

53)  The electric heaters were tested and were in working order at time of inspection. Annual review and cleaning are recommended for safety and function.

54)  Minor cracks and spalling was found in the chimney crown. Client should seal cracks. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

No spark screen or rain cap was installed at the chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.

55)  Wood-burning fireplaces or stoves were found at the property. Before such devices are used, they should be professionally cleaned and inspected by a qualified specialist. This should occur annually to prevent creosote build-up and to determine if repairs are needed. For more information, search for "chimney inspection" at:
http://www.reporthost.com/?CSIA

56)  The estimated useful life for most kitchen appliances is 10-15 years. Appliances appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.

Inspector performs a limited function test of appliances and runs dishwasher for short cycle. Deficiencies at time of inspection are noted above if present.

57)  The clothes dryer exhaust duct was broken in crawlspace. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person make permanent repairs as necessary. For more information, visit:
http://www.reporthost.com/?DRYER

The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary.

For more information, visit:
http://www.reporthost.com/?DRYER
http://dryer-vent-installation.com/installation/

58)  A significant amount of water came out of the bathtub spout when the shower at location(s) #A was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result. Recommend that a qualified plumber repair or replace components as necessary.

59)  No access or only limited access was available to the back of the clothes washer and dryer, and to utility hook-ups located behind the appliances. The inspector normally attempts to determine the presence of a gas vs. electric power supply, the configuration of the stand pipe, whether the dryer exhaust duct is serviceable, etc. Because of the lack of access, the inspector was unable to fully evaluate and/or describe the hook-ups and appliances.

Recommend clearing dryer duct of lint upon move in and periodically in the future to reduce fire hazard. Dryer vent should be as straight and short as possible to minimize lint collection.

60)  Inspector ran water in the sink(s) and bathtub(s). Ran shower water and flushed toilet(s). No leaks were noted at time of inspection.

61)  The jetted tub was in working order at time of inspection. The tub was on a GFCI circuit.

The equipment for the jetted bathtub was inaccessible (e.g. no access hatch, permanently installed hatch, unusual fasteners for hatch). As a result, the inspector was unable to evaluate the jetted bathtub's electrical and mechanical equipment.

Debris came out of the jets when the jetted bathtub was turned on. Some jetted tub designs allow water to stagnate in pipes, resulting in mold or bacteria growth that is expelled from jets. It's unlikely that repairs or modifications can be made to prevent this if it is occurring. It may be possible to prevent such biological growth by running hot water and bleach or dishwasher soap (low sudsing) through the jetted bathtub periodically. For more information, visit:
http://www.reporthost.com/?MOLDJETS

62)  Condensation or staining was visible between multi-pane glass in most windows, skylight, and sliding door windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

63)  The open-close mechanisms for many casement windows were difficult to operate, inoperable or damaged. Recommend that a qualified person repair as necessary.

64)  Glass in master bathroom window was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.