Boise, ID€¦ · Task: Repair or replace by a licensed electrician-----, Boise, ID March 26, 2019...

A good inspection is an essential key to a stress free move.

Jaden Harper

-----Boise, ID -----

----- -----

Tuesday, March 26, 2019

Home Inspection ID

4864 North Larkwood Pl

Meridian, ID 83646

2085707685

[email protected]

www.homeinspectionid.com

April 25, 2019

Dear ----- -----,

RE: Report No. 1019, v.3-----Boise, ID-----

Thank you very much for choosing us to perform your home inspection. The inspection itself and the attached reportcomply with the requirements of the Standard of Practice of the American Society of Home Inspectors (or ASHI for short).This document defines the scope of a home inspection, and is available to read on their website.

We believe you will find the scope of our home inspection and report very thorough. If you have any questions aboutscope, please refer to the ASHI Standard of Practice.

The report has been prepared for the exclusive use of our client. No use by third parties is intended, unless otherwiseagreed to in writing. We will not be responsible to any parties for the contents of the report, other than the party namedherein .

The report is effectively a snapshot of the house, recording the observed conditions on a given date and time. Homeinspectors cannot predict future behavior, and as such, we cannot be responsible for things that occur after theinspection. If conditions change, we are available to revisit the property and update our report (fees apply).

The report itself is copyrighted, and may not be used in whole or in part without our express written permission.

Again, thank you very much for choosing us to perform your home inspection.

Sincerely,

Jaden Harperon behalf ofHome Inspection ID

Home Inspection ID4864 North Larkwood Pl

Meridian, ID 836462085707685

[email protected]


SUMMARY

This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as acourtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.

Priority Maintenance Items

Structure

WALLS \ Wood frame wallsCondition: Missing weather/water-resistant barrier.Vinyl siding is not waterproof, but rather a rain screen. It keeps most of the water out, and provides a way for the trappedwater to drain out or evaporate. A WRB can help as a second line of defense when it comes to water proofing, and canalso help reduce air infiltration in the home.This barrier was not required by code until 2006, however many siding manufacturers recommended it's use with theirproduct long before it was code.You will want to add this to your budget when it comes time to replace siding.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Exterior WallTask: Installation by a qualified siding contractor

Electrical

DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: DamagePaint was observed on many of the interior outlets. When plugging in a cord, the prongs could potentially not make fullmetal contact inside of the outlet, due to paint chips that fall or get pushed inside. If this happens, heat builds up, andincreases the risk of a fire.Implication(s): Electric shock | Fire hazardLocation: VariousTask: Repair or replace by a licensed electrician

-----, Boise, ID March 26, 2019 www.homeinspectionid.com

Providing great home inspections for every client every time

Report No. 1019, v.3

Page 1 of 33

SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

REFERENCE

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

https://barricadebp.com/blog/do-i-need-house-wrap-behind-vinyl-siding/

https://www.discoverhorizon.com/hrb/article.aspx?ASKID=547&DROPDOWN=1043


SUMMARY

Damage

Condition: OverheatingOutlet is scorched. Likely from loose connections.Implication(s): Fire hazardLocation: Left Side GarageTask: Further evaluation by a licensed electrician

Overheating Overheating




Page 2 of 33


REFERENCE



SUMMARY

Heating

FURNACE \ Life expectancyCondition: Near end of life expectancyThe average life expectancy of a furnace is 18-25 years. Many will outlive this timeframe, but it is best to considerreplacement, or at least be aware of this expense when equipment does fails. Furnace is currently approximately 15years old. Furnace appeared to be operating properly at time of inspection.Implication(s): Equipment failure | No heat for buildingLocation: Right Side GarageTask: Replace

Cooling & Heat Pump

AIR CONDITIONING \ Life expectancyCondition: Near end of life expectancyA.C. compressors have a typical life expectancy of 15-20 years. Many will outlive this timeframe, but it's best to considerreplacement or at least budget for this expense should it fail sooner rather than later. Compressors current age isapproximately 15 years old. Compressor appeared to be operating properly at time of inspection.Implication(s): Equipment failure | Reduced comfortLocation: Right Side ExteriorTask: Replace

Plumbing

WATER HEATER \ Life expectancyCondition: Near end of life expectancyWater heaters have a typical life expectancy of 8-12 years. Many outlive this timeframe significantly, but it's best toconsider replacement or at least budget for this expense should it fail sooner rather than later. The current age of waterheater is approximately 16 years old. Water heater appeared to be operating properly at time of inspection.Implication(s): No hot waterLocation: Right Side GarageTask: Replace

This concludes the Summary section.

The remainder of the report describes each of the home's systems and also details any recommendations we have forimprovements. Limitations that restricted our inspection are included as well.

Home Improvement - ballpark costs




Page 3 of 33


REFERENCE




http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf


ROOFING

Observations and Recommendations

SLOPED ROOFING \ Asphalt shingles1. Condition: Missing, loose or tornImplication(s): Chance of water damage to contents, finishes and/or structureLocation: VariousTask: Repair or replace by a qualified roofing contractor

Missing, loose or torn Missing, loose or torn

2. Condition: PatchedImplication(s): Chance of water damage to contents, finishes and/or structureLocation: Back LeftTask: Monitor

Patched Patched




Page 4 of 33


REFERENCE




ROOFING

Patched

Description

The home is considered to face : East

Sloped roofing material: 3-tab Asphalt Shingles

Sloped roof flashing material: Metal

Typical life expectancy: 15-20 years

Roof Shape: Gable

Limitations

Inspection performed: By walking on roof




Page 5 of 33


REFERENCE


EXTERIOR


ROOF DRAINAGE \ Gutters3. Condition: MissingMissing gutters are big reasons crawlspaces leak, or foundations settle. Providing gutters can help divert this water awayfrom the building.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Right Side ExteriorTask: Installation by a qualified gutter contractor

Missing Missing

ROOF DRAINAGE \ Downspouts4. Condition: Discharge too close to buildingThough a splash block may help, it's recommended to extend the gutter downspouts out by 5 or 6 feet when possible.This makes it harder for water to make it to the foundation.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Various




Page 6 of 33


REFERENCE




EXTERIOR-----, Boise, ID March 26, 2019 www.homeinspectionid.com



Page 7 of 33


REFERENCE


EXTERIOR

Discharge too close to building Discharge too close to building

Discharge too close to building Discharge too close to building

WALLS \ Vinyl siding5. Condition: Buckled or wavySagging siding like this is often caused by a reflection of a window or glass surface nearby. My guess would be from theglass door. I wouldn't worry too much about it, as it's mostly just a cosmetic issue.Location: Back LeftTask: Repair or replace by a qualified siding contractor




Page 8 of 33


REFERENCE



EXTERIOR

Buckled or wavy Buckled or wavy

WALLS \ Siding and trim6. Condition: DamageMissing faux stone block, and damaged vinyl siding.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: VariousTask: Correction by a qualified carpenter or siding contractor

Damage Damage




Page 9 of 33


REFERENCE


EXTERIOR

Damage Damage

Damage

WALLS \ Vent (fan, clothes dryer, etc.)7. Condition: Cover missingImplication(s): Chance of pests entering building | Increased heating and cooling costsLocation: Back RightTask: Correction by a qualified contractor




Page 10 of 33


REFERENCE


EXTERIOR

Cover missing Cover missing

DOORS \ General8. Condition: Paint or stain - neededPainting will help waterproof the wood.Implication(s): Material deteriorationTask: Correct

Paint or stain - needed Paint or stain - needed

LANDSCAPING \ Fence9. Condition: DamageFence hardware is bent is some spots, and loose in others. I would recommend replacing the hardware.Implication(s): Material deteriorationLocation: Back RightTask: Correction by a qualified carpenter




Page 11 of 33


REFERENCE


EXTERIOR

Damage Damage

GARAGE \ Vehicle door operators10. Condition: Fails to auto reverseWhen testing garage door, I stick my arm out and give it a slight bit of resistance when closing. This is to simulate a childor animal getting stuck. The door did not auto reverse when resistance was given. While some people test this safetyfeature by placing a piece of wood underneath and seeing if the door will auto reverse, I don't use this method incase ofdamage or denting to garage door. Usually this is a setting on the opener itself that can be adjusted to a lighterresistance tolerance.Implication(s): Physical injuryLocation: GarageTask: Correction by a qualified garage door technician




Page 12 of 33


REFERENCE



EXTERIOR

Description

Gutter & downspout material: Aluminum

Wall surfaces and trim: Vinyl siding

Driveway: Concrete

Garage: Attached

Limitations

Upper floors inspected from: Ground level

Exterior inspected from: Ground level




Page 13 of 33


REFERENCE

https://www.discoverhorizon.com/hrb/HHRB.aspx?id=200&DROPDOWN=190



STRUCTURE


General11. Vines were found on one side of crawlspace. Vines seek out new places to sow their seed, and they can dosignificant damage when they find a small crevice to grow through and make that small crevice larger as they grow. Theymay also eventually make their way into living spaces if left alone.Implication(s): Damage to surrounding materialsLocation: Various Crawl SpaceTask: Further evaluation and removal of vegetation near exterior wall

WALLS \ Wood frame walls12. Condition: Missing weather/water-resistant barrier.Vinyl siding is not waterproof, but rather a rain screen. It keeps most of the water out, and provides a way for the trappedwater to drain out or evaporate. A WRB can help as a second line of defense when it comes to water proofing, and canalso help reduce air infiltration in the home.This barrier was not required by code until 2006, however many siding manufacturers recommended it's use with their




Page 14 of 33


REFERENCE

https://barricadebp.com/blog/do-i-need-house-wrap-behind-vinyl-siding/


STRUCTURE

product long before it was code.You will want to add this to your budget when it comes time to replace siding.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Exterior WallTask: Installation by a qualified siding contractor

Description

Configuration: Crawlspace

Foundation material: Poured concrete

Floor construction: Wood I-joists

Exterior wall construction: Wood frame

Roof and ceiling framing: Trusses

Location of access to under-floor area: Right side, interior closet.

Limitations

Inspection limited/prevented by: Ceiling, wall and floor coverings New finishes/paint

Attic/roof space: Entered but access was limited

Crawlspace: Entered but access was limited




Page 15 of 33


REFERENCE







ELECTRICAL


DISTRIBUTION SYSTEM \ Outlets (receptacles)13. Condition: DamagePaint was observed on many of the interior outlets. When plugging in a cord, the prongs could potentially not make fullmetal contact inside of the outlet, due to paint chips that fall or get pushed inside. If this happens, heat builds up, andincreases the risk of a fire.Implication(s): Electric shock | Fire hazardLocation: VariousTask: Repair or replace by a licensed electrician

Damage

14. Condition: OverheatingOutlet is scorched. Likely from loose connections.Implication(s): Fire hazardLocation: Left Side GarageTask: Further evaluation by a licensed electrician




Page 16 of 33


REFERENCE




ELECTRICAL

Overheating Overheating

DISTRIBUTION SYSTEM \ Lights15. Condition: InoperativeLight appears to be burnt out, but cannot verify without replacing bulb.Implication(s): Inadequate lightingLocation: Laundry AreaTask: Further evaluation

Inoperative

16. Condition: InoperativeLight appears to be burnt out, but cannot verify without replacing bulb.Implication(s): Inadequate lightingLocation: First Floor HallTask: Further evaluation




Page 17 of 33


REFERENCE




ELECTRICAL

Inoperative

17. Condition: InoperativeLight appears to be burnt out, but cannot verify without replacing bulb.Implication(s): Inadequate lightingLocation: Second Floor BedroomTask: Further evaluation

Inoperative

18. Condition: MissingBulb is missing. Cannot verify if light works.Implication(s): Inadequate lightingLocation: Left Side GarageTask: Correct




Page 18 of 33


REFERENCE




ELECTRICAL

Missing

DISTRIBUTION SYSTEM \ Smoke alarms (detectors)19. Condition: MissingCurrent practice for smoke alarms is to have them in each sleeping room, and on each level in the common areas.Implication(s): Fire hazardLocation: Second Floor BedroomTask: Provide

Missing

20. Condition: More than 10 years oldBest practice is to replace smoke alarms every ten years. Studies have shown that typically only 73% of smoke alarmswork after ten years, and that number decreases to 54% at twenty years.Implication(s): Life safety hazardLocation: VariousTask: Installation by a licensed electrician




Page 19 of 33


REFERENCE


ELECTRICAL

More than 10 years old

Description

Service entrance cable and location: Underground copper

Service size: 200 Amps (240 Volts)

Main disconnect/service box rating: 200 Amps

Main disconnect/service box type and location: Breakers - garage

System grounding material and type: Copper - ground rods

Distribution wire material and type: Copper - non-metallic sheathed

Type and number of outlets (receptacles): Grounded - typical

Smoke alarms (detectors): Present

Carbon monoxide (CO) alarms (detectors): None noted

Limitations

Inspection limited/prevented by: Restricted access Insulation

System ground: Quality of ground not determined




Page 20 of 33


REFERENCE










HEATING


FURNACE \ Life expectancy21. Condition: Near end of life expectancyThe average life expectancy of a furnace is 18-25 years. Many will outlive this timeframe, but it is best to considerreplacement, or at least be aware of this expense when equipment does fails. Furnace is currently approximately 15years old. Furnace appeared to be operating properly at time of inspection.Implication(s): Equipment failure | No heat for buildingLocation: Right Side GarageTask: Replace

FURNACE \ Ducts, registers and grilles22. Condition: Flooring was not cut to fit register correctly.Implication(s): Tripping hazard | Debris caught in ductsLocation: First Floor Laundry AreaTask: Correction by a qualified carpenter

Description

System type: Furnace

Fuel/energy source: Gas

Furnace manufacturer: Payne

Heat distribution: Ducts and registers

Approximate capacity: 105,000 BTU/hr

Efficiency: Conventional

Exhaust venting method: Induced draft

Combustion air source: Outside




Page 21 of 33


REFERENCE








HEATING

Approximate age: 15 years

Typical life expectancy: Furnace (conventional or mid-efficiency) 18 to 25 years

Main fuel shut off at:Meter

In case of emergency, use an adjustable pipe or crescent-type wrench to turn the valve a quarter turn. This will cut offany further gas from entering the home. It is always recommended a professional turn the gas back on, as there may bepilot lights in the home that were put out, which could lead to a gas leak if turned on and forgotten.

Meter Meter

Failure probability: Medium

Auxiliary heat: None

Fireplace/stove: None

Chimney/vent: Metal

Mechanical ventilation system for home: Not found

Location of the thermostat for the heating system: Second Floor

Limitations

Safety devices: Not tested as part of a building inspection

Heat loss calculations: Not done as part of a building inspection

Heat exchanger: Only a small portion visible




Page 22 of 33


REFERENCE





COOLING & HEAT PUMP


AIR CONDITIONING \ Life expectancy23. Condition: Near end of life expectancyA.C. compressors have a typical life expectancy of 15-20 years. Many will outlive this timeframe, but it's best to considerreplacement or at least budget for this expense should it fail sooner rather than later. Compressors current age isapproximately 15 years old. Compressor appeared to be operating properly at time of inspection.Implication(s): Equipment failure | Reduced comfortLocation: Right Side ExteriorTask: Replace

AIR CONDITIONING \ Refrigerant lines24. Condition: At some point there was a leak from point where refrigerant lines enter cabinet. This could becondensate or possibly refrigerant leaking.Implication(s): A.C malfunction | Damage to unitLocation: First Floor GarageTask: Further evaluation by a qualified heating contractor

Description

Air conditioning type: Electric

Manufacturer: Payne

Cooling capacity: 5 Tons

Compressor type: Electric

Compressor approximate age: 15 years

Typical life expectancy: 10 to 15 years

Failure probability: Medium

Location of the thermostat for the cooling system: Second Floor




Page 23 of 33


REFERENCE





INSULATION AND VENTILATION

Description

Attic/roof insulation material: Glass fiber

Attic/roof air/vapor barrier: Not visible

Attic/roof ventilation: Roof and soffit vents

Wall insulation material: Not visible

Wall air/vapor barrier: Not determined

Foundation wall insulation material: None

Foundation wall insulation amount/value: None found

Foundation wall air/vapor barrier: None found

Floor above basement/crawlspace insulation material: Glass fiber

Floor above basement/crawlspace insulation amount/value: R-20

Floor above basement/crawlspace air/vapor barrier: None found

Crawlspace ventilation: Wall Vents

Floor above porch/garage insulation material: Not visible

Floor above porch/garage insulation amount/value: Not visible

Floor above porch/garage air/vapor barrier: Not determined

Limitations

Inspection prevented by no access to: Wall space Floor space

Attic inspection performed: By entering attic, but access was limited

Air/vapor barrier system: Continuity not verified




Page 24 of 33


REFERENCE








PLUMBING


SUPPLY PLUMBING \ Water service pipe25. Condition: Possible evidence of a previous leak of some sort. On the other side of this wall (inside garage), the wallappears to be repaired, suggesting there may have been a burst pipe at one point.Implication(s): Water damageLocation: Left Side GarageTask: Monitor

WATER HEATER \ Life expectancy26. Condition: Near end of life expectancyWater heaters have a typical life expectancy of 8-12 years. Many outlive this timeframe significantly, but it's best toconsider replacement or at least budget for this expense should it fail sooner rather than later. The current age of waterheater is approximately 16 years old. Water heater appeared to be operating properly at time of inspection.Implication(s): No hot waterLocation: Right Side GarageTask: Replace

FIXTURES AND FAUCETS \ Basin, sink and laundry tub27. Condition: Drain stop handle missing.Implication(s): NuisanceLocation: Second FloorTask: Repair or replace




Page 25 of 33


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PLUMBING

FIXTURES AND FAUCETS \ Shower stall28. Condition: Caulking loose, missing or deterioratedWater flows over this every time someone takes a shower. Eventually (possibly already), water can make it's way behindthe enclosure, and damage the wall behind it.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Second Floor Master BathroomTask: Correct

Caulking loose, missing or deteriorated Caulking loose, missing or deteriorated




Page 26 of 33


REFERENCE



PLUMBING

Description

Water supply source: Public

Service piping into building: Plastic

Supply piping in building: PEX (cross-linked Polyethylene)

Main water shut off valve at the:Crawlspace

Crawlspace

Water heater type: Tank

Water heater fuel/energy source: Gas

Water heater exhaust venting method: Natural draft

Water heater manufacturer: Bradford White

Water heater tank capacity: 50 gallons

Water heater approximate age: 16 years

Water heater typical life expectancy: 8 to 12 years

Water heater failure probability: Medium

Waste and vent piping in building: ABS plastic

Limitations

Items excluded from a building inspection: Concealed plumbing Landscape irrigation system




Page 27 of 33


REFERENCE






INTERIOR


WINDOWS \ Hardware29. Condition: LooseWindow hardware in dining room windows are loose, and operating poorly.Implication(s): Equipment failureLocation: Rear First Floor Dining RoomTask: Repair or replace by a qualified window contractor

Loose Loose

WINDOWS \ Blinds30. Condition: Blinds are missing in various locations around the house.Location: VariousTask: Provide

DOORS \ General31. Condition: Closet door does not close properly. Could be wrong door size or hardware problem.Implication(s): NuisanceLocation: First Floor BedroomTask: Repair or replace by a qualified carpenter




Page 28 of 33


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INTERIOR

DOORS \ Hardware32. Condition: MissingFront door hardware is missing.Location: First Floor Living RoomTask: Provide

Missing Missing

33. Condition: MissingCloset door hardware missing or inoperativeImplication(s): System inoperative or difficult to operateLocation: VariousTask: Provide




Page 29 of 33


REFERENCE




INTERIOR

Missing Missing

Out of track Missing

34. Condition: MissingDoor stops missing/brokenImplication(s): System inoperative or difficult to operateLocation: variousTask: Correct




Page 30 of 33


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INTERIOR

Missing Missing

APPLIANCES \ Waste disposal35. Condition: JammedInside disposal, there appears to be a small nail that got lodged.Implication(s): Equipment inoperativeLocation: First Floor KitchenTask: Correction by a licensed plumber

Jammed




Page 31 of 33


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INTERIOR

Description

Windows: Fixed Single/double hung Sliders

Exterior doors - type/material: Hinged

Evidence of crawlspace leakage:Efflorescence

Small amounts of efflorescence (mineral deposits from when water evaporates) were noted on crawl space foundationwalls/footings. This is fairly normal, however could be improved with better drainage on gutters and downspouts.

Stairs and railings: Inspected

Limitations

Inspection limited/prevented by: New finishes/paint

Not included as part of a building inspection: Carbon monoxide alarms (detectors) Security systems and intercoms

END OF REPORT




Page 32 of 33


REFERENCE





REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.

Click on any link to read about that system.

01. ROOFING, FLASHINGS AND CHIMNEYS

02. EXTERIOR

03. STRUCTURE

04. ELECTRICAL

05. HEATING

06. COOLING/HEAT PUMPS

07. INSULATION

08. PLUMBING

09. INTERIOR

10. APPLIANCES

11. LIFE CYCLES AND COSTS

12. SUPPLEMENTARY

Asbestos

Radon

Urea Formaldehyde Foam Insulation (UFFI)

Lead

Carbon Monoxide

Mold

Household Pests

Termites and Carpenter Ants

13. HOME SET-UP AND MAINTENANCE

14. MORE ABOUT HOME INSPECTIONS




Page 33 of 33


REFERENCE

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_1_Roofing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_2_Exterior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_3_Structure_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_4_Electrical_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_5_Heating_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_6_Cooling_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_7_Insulation_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_8_Plumbing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_9_Interior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_10_Appliances_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_11_Life_Cycles_2013.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_12_Supplementary_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_13_Maintenance_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_14_Appendix_A_2011.pdf


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