Property Inspection Report€¦ · No Doubt Home Inspection LLC 10076 Confidence Drive, Riverton, Utah Page 2 of 42 Report Summary The summary below consists of potentially significant

Property Inspection Report

10076 Confidence Drive, Riverton, Utah 84065Inspection prepared for: Happy Home Buyer

Date of Inspection: 1/26/2018

Inspector - Blake BehuninPhone: 801-717-7996

Email: [email protected]

Inspector: Blake Behunin

No Doubt Home Inspection LLC 10076 Confidence Drive, Riverton, Utah

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INTRODUCTION :

We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireinspection report. You are welcome to call us after you have reviewed your report, so that we can goover any questions you may have. Remember, when the inspection is completed and the report isdelivered, we are still available to you, throughout the entire closing process.

This is a general home inspection and its purpose is to enumerate the defects and deficienciesassociated with the residence that were noted at the time of the inspection. We can not guaranteethat every defect or deficiency will be identified. The following report is based on an inspection of thevisible and accessible portions of the structure. The inspection may be limited by vegetation andpossessions. Rugs or carpets are not lifted, furniture nor personal possessions are not moved, norare items stored within closets or cabinets rearranged during the inspection. Equipment and systemsare not dismantled during the inspection. Latent and concealed defects and deficiencies areexcluded from the inspection.

This inspection is not a building code inspection. The inspection may identify problems which mayviolate current building codes, but while defects and building codes may coincide at the time of theinspection, confirmation of compliance with any building code, or identification of any building codeviolation, is not the intent of this report and lies beyond the scope of this investigation.

This inspection can not confirm the presence or absence of asbestos, radon gas, lead paint, Chinesedry wall, urea formaldehyde, mold, soil contamination, underground storage tanks, toxic orflammable chemicals, nor any other potentially harmful substance or condition. These defects will beincluded in the report if noticed during the course of the inspection.

The client is urged to contact a competent specialist if information, identification, or testing of theabove is desired. This inspection is not intended to an engineering evaluation, nor is it technicallyexhaustive. It is not considered to be a guarantee or warranty, expressed or implied, regarding theconditions of the property, items, and systems inspected.

This inspection is conducted using InterNACHI standards of practice as a guide. Those standards ofpractice can be reviewed at https://www.nachi.org/sop.html

For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommend that youor your representative carry out a final walk through inspection immediately before closing to checkthe condition of the property, using this report as a guide.

HOW TO READ THIS REPORT:

Black comments - Identify building materials present, supplier of services, location of items,condition of items, defective items, damaged items, deficient items, missing items, maintenanceissues, or improvement suggestions.

Red comments - Identify specific issues with a system or component of a residential property thatmay have a significant, adverse impact on the value of the property, or that poses an unreasonablerisk to people. The inspector will also use red narratives to call attention to an item that he wants toassure the client is aware of.


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Report SummaryThe summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct, or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all pages of the report, as the summary alone does notexplain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualifiedprofessional. I recommend obtaining a copy of all receipts, warranties and permits for the work done.

GroundsPage 6 Item: 6 Out Buildings • Outlet cover plate missing on hanging garage outlet

• Loose wire hanging near garage door.Exterior AreasPage 9 Item: 4 Electrical • Unable to locate switch or determine functionality of exterior

lights on west perimeter block wall.ElectricalPage 11 Item: 1 Electrical Panel • Breaker legend is incomplete/illegible/missing.

• Exposed wire ends in panel box.• Main electrical panel is missing the breaker cover plate.

Page 12 Item: 4 Sub Panel • Open breaker panel slot(s) at panel box cover. Electrocutionhazard.• Double tapped breaker(s) noted. This is not standardpractice, and may cause overheating or even an electrical fire.• Sharp-pointed metal screws hold panel cover in place.These are a potential hazard as they may puncture wireinsulation and electrify panel box, becoming a shock orelectrocution hazard. These screws should be replaced withapproved, flat-tipped screws.• We recommend contacting a licensed electrician to evaluateand repair the issues.• Sub panel is missing its front cover door• Improper grounding techniques of wires in the basementsubpanel.

Page 13 Item: 5 Smoke Detectors Smoke detector in the basement bedroom had no power andwas unable to be tested.

All bedrooms do not currently have smoke detectors.Recommend installing one in each bedroom to bring up tomodern safety standards

Water HeaterPage 20 Item: 3 Temperature

Pressure ReliefValve

• The Temperature Pressure Relief Valve (TRPV) extensiontube is missing. This is a potential scalding concern as watercan discharge improperly. Recommend installing the propertype of relief extension to discharge within 6 to 8” from thefloor.

Page 21 Item: 5 Strapping • The water heaters do not have adequate or proper seismicstrapping.

Garage


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Page 25 Item: 1 Rafters & Ceiling • The garage rafters ceiling is hung from 2 x 4’s nailed to aroof truss. The structural soundness of this constructionmethod is uncertain. Suggest evaluation by a qualified framingcontractor.

Page 25 Item: 5 Electrical • Garage is missing outlet cover(s).• Fluorescent light fixture in garage storage room was notfunctional at time of inspection• Wire ends are outside of junction box. This is a shockhazard.

AtticPage 28 Item: 2 Insulation

Condition• There is a large area of insulation missing in the attic.Suggest evaluation by a licensed professional.

KitchenPage 32 Item: 6 Electrical • Unprotected outlet/s noted. All outlets within 6 " of potential

wet areas should be GFCI protected.Page 33 Item: 9 Window • Missing screens observed in Dining Room noted.Page 33 Item: 11 Stairs & Handrail • A handrail is missing/damaged.Other BedroomsPage 35 Item: 3 Electrical • Missing or damaged outlet plate/s.Other BathroomsPage 36 Item: 1 Doors • Doorstop in main bathroom is broken. Small hole left in wall

due to the broken stopper.Page 36 Item: 3 Electrical • GFCI trip test failed.Page 37 Item: 5 Toilets • Toilet is loose at floor. Condition typically is caused by loose

bolts or nuts. Loose toilets can result in damage to watersupply lines and drainage pipes (leaks, water damage, andmold), as well as damage to the bolts or toilet.

MechanicalPage 41 Item: 1 Electrical • Light fixture in downstairs mechanical room is loose from the

box.• Open electrical junction box in the mechanical room.


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Inspection Details 1. Attendance• Client present at end of inspection.

2. Home Type• Single Family Home• Rambler/Ranch Style

3. Age Of Home• Age of home: 36 years.

4. Occupancy• Occupied - Moderate volume of personal and household items observed.

5. Utilities• All utilities were on at time of inspection.

6. Weather• Cloudy at time of inspection.• 30 - 40 degrees.

7. Additional TestingObservations:

A test for the presence of Methamphetamine in the home was conducted at the time of theinspection.

8. Fee• $ 325.00 Base Fee• $ 125.00 Methamphetamine Test• $ 70.00 2 Day Rush Methamphetamine Fee• $ 520.00 Total Inspection Fee


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Grounds Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading,surface drainage, and retaining walls that are likely to adversely affect the building.

1. Driveway and Walkway Condition• Driveway(s)/walkway(s) appear to be in serviceable condition at time of inspection.• Minor predictable and common cracks in the driveway(s)/walkway(s). Monitor these areas forfurther movement or expansion and repair/seal as needed.

2. Grading• Exterior grading is generally away from the foundation.

3. Vegetation• Vegetation that is in contact or close proximity to home, poses numerous risks (abrasion of roof orsiding, delayed drying of roof materials, debris in gutters, rapid spread of fire, structure damagefrom falling limbs, pathways for water intrusion, pathways for wood destroying insects).Recommend pruning all vegetation away from the structure.


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4. Gate Condition• Gate latch is stuck and will not permit gate to be opened• Gate latch does not close on to post.• Ground surface impedes the operation of the gate. The gate will not swing open

5. Fence Condition• Top seal course of brick is missing on the north perimeter wall

6. Out Buildings• Large amounts of personal items stored inside the garage preclude a complete inspection of thestructure• Damage tile at skylight in garage.• Unfinished doorsill at garage man door• Outlet cover plate missing on hanging garage outlet• Loose wire hanging near garage door.


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7. Sprinklers• Home is equipped with an underground sprinkler system. The inspector recommends clientconsult with home owner for operation instructions and proper winterizing information. Sprinklersystems are beyond the scope of a Home Inspection, due to most of its parts/piping not visible forinspection.• The sprinkler system operates with a control panel located in the garage.


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Exterior Areas This section describes the exterior wall covering materials. Inspectors are required to inspectflashing and trim, all exterior doors, adjacent walkways and driveways, stairs, steps, stoops,stairways, ramps, patios, porches, decks, balconies and their associated railings, guards andhandrails, eaves, soffits and fascias, a representative number of windows, vegetation, surfacedrainage, retaining walls and grading of the property, where they may adversely affect the structuredue to moisture intrusion.

1. Doors• There is a doggie door placed in the exterior wall of the home in the dining room. This doggie doordoes not have an interior entrance.

2. Windows• Screen(s) are missing.• Screen(s) are damaged.

3. SidingMaterials:• Brick veneer noted. Although exterior wall construction was hidden behind interior and exteriorwall coverings, exterior walls of the home appeared to be conventional wood framing covered onthe exterior by brick. Brick is typically fastened to the framing using metal fasteners andconstruction typically includes an air space between framing and brick. The Inspector was unable toconfirm the presence of a moisture-resistant membrane.• Vinyl siding noted.Observations:• Vinyl/aluiminum/wood siding is detatching from house. Recommend further evaluation and repair.


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4. Electrical• Exterior outlet is loose.• All exterior outlets are controlled by a switch near the front door.• Unable to locate switch or determine functionality of exterior lights on west perimeter block wall.

5. Patio / Porch• Evidence of concrete porch settling is noted


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Foundation Inspectors inspect and probe the accessible structural components of the home, including thefoundation and framing, where deterioration is suspected or where clear indications of possibledeterioration exist. Probing is not done when doing so will damage finished surfaces or when nodeterioration is visible or presumed to exist. Inspectors are not required to offer an opinion as to thestructural adequacy of any structural systems or components or provide architectural services or anengineering or structural analysis of any kind. Despite all efforts, it is impossible for a homeinspection to provide any guaranty that the foundation, and the overall structure and structuralelements of the building is sound. 1. Foundation Walls• T Shaped foundation noted.• Flaking foundation plaster noted.


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Electrical This report describes the main service disconnect's amperage rating, if labeled, and the type ofwiring observed. The location of the main service disconnect and any present sub panels will beidentified. Inspectors are required to inspect the viewable portions of the service drop from the utilityto the house, the service entrance conductors, the service head, the gooseneck and drip loops, theservice mast, the service conduit, the raceway, the electric meter and base, the main disconnects,the panel boards, the over current protection devices (circuit breakers and fuses), and the servicegrounding and bonding. The inspector will inspect a representative number of switches, lighting fixtures and receptacles,including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI) protected usingthe AFCI test button, where possible. All ground fault circuit interrupter (GFCI) receptacles and circuitbreakers observed using a GFCI tester, where possible. The presence/absence and functionality ofsmoke detectors will be noted. All issues or concerns listed in this Electrical section should be construed as current and a potentialpersonal safety or fire hazard. Repairs should be a priority, and should be made by a qualified,licensed electrician. 1. Electrical PanelConductor Material:• Copper wiring present.• Aluminum service conductors present.Observations:• Main service panel box is rusted. Suggest sanding, priming, and painting.• Breaker legend is incomplete/illegible/missing.• Exposed wire ends in panel box.• Main electrical panel is missing the breaker cover plate.


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2. Main Amp BreakerObservations:• 200 amp

3. Cable FeedsObservations:• There is an underground service lateral noted.

4. Sub PanelLocation:• The sub panel is located on the basement Basement kitchenConductor Material:• Copper wiring present.Observations:• Breaker legend is incomplete/illegible/missing.• Open breaker panel slot(s) at panel box cover. Electrocution hazard.• Double tapped breaker(s) noted. This is not standard practice, and may cause overheating oreven an electrical fire.• Sharp-pointed metal screws hold panel cover in place. These are a potential hazard as they maypuncture wire insulation and electrify panel box, becoming a shock or electrocution hazard. Thesescrews should be replaced with approved, flat-tipped screws.• We recommend contacting a licensed electrician to evaluate and repair the issues.• Sub panel is missing its front cover door• Improper grounding techniques of wires in the basement subpanel.


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5. Smoke DetectorsPushing the "Test" button only verifies that there is power at the detector--either a battery or hardwired to the house power--and not the operational workings of the detector. The operational checkis done by filling the sensor with smoke and is beyond the scope of this inspection. Batteryoperated smoke alarms should be checked routinely and the batteries changed frequently.

Smoke detector in the basement bedroom had no power and was unable to be tested.

All bedrooms do not currently have smoke detectors. Recommend installing one in each bedroomto bring up to modern safety standards


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Water The inspector shall inspect the main water connection shut off valve and identify its location. Theinspector shall also inspect interior main water shut off valve and identify its location. The system willbe identified as being public or private, based upon observed evidence. The inspector shall inspect all fixtures and faucets by running the water, all toilets for properoperation by flushing, all sinks, tubs, and showers for functional drainage. The drain waste and ventsystem, and drainage sump pumps with accessible floats. 1. Water Service ConnectionLocation:• Water service connection is located in park strip.• Water service connection is located on the East of the home.• The water service is provided by a public utility.

2. Interior Water Shut-offLocation:• Interior water shut-off valve is located in the downstairs Bedroom.

3. Water Pressure Regulator LocationObservations:• Water pressure regulator is located above interior water shut off valve.


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4. Water Pressure• Water pressure is between 110-120 psi

5. Hose BibbLocated on the front of structure. • Located on the rear of the structure. • Located under thestructure.


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Gas The inspector will inspect the main fuel supply shut off valve and identify its location. The inspectorwill also identify the presence of any other fuel storage systems if possible. Any deficienciesidentified with the main gas meter are the responsibility of the gas company and any repair needsshould be directed to them. 1. Main Gas Valve ConditionLocation: Main gas shut off located on exterior of structure on South side.


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Heat/AC The heating, ventilation, air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality and ventilation while keeping maintenancecosts at a minimum. The HVAC system is usually powered by electricity and natural gas, but canalso be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.The inspector will also identify the location of the thermostat, the energy source used, and theheating method. Certain parts of the HVAC system are not visible and can not be completelyaccessed at time of inspection. For a more thorough investigation of the system please contact alicensed HVAC service professional. 1. Furnace Condition• Gas fired forced hot air noted.• Furnace appeared functional at time of inspection.• The furnace condensate pump line has a kink in it. Proper functionality of this line cannot beverified.


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2. Thermostat• Digital - programmable type.• Thermostat located in the Foyer/Hall.

3. Filters• Filter is in serviceable condition at time of inspection.• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced asrequired. Remember that dirty filters are the most common cause of inadequate heating or coolingperformance.

4. Furnace Gas Line

5. AC Compress Condition• The compressor is located on the West side of the house.• Not tested. Temperature below 65 degrees at time of inspection.• The insulation is missing or damaged at exterior refrigerant line.


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Water Heater The inspector shall inspect the water heating equipment, including the energy source, ventingconnections, temperature pressure relief valves (TPRV), Watts 210 valves, and seismic bracing. Theinspector will also describe the capacity of the water heating equipment, if labeled. 1. Water Heater ConditionType:• The water heater is gas operated.• Water heaters were manufactured in August 2017Location: The water heater is located in the Mechanical Room , Located in the downstairs laundryroom. Access to the second water heater is through a separate door in the Downstairs bedroom

2. TemperatureObservations:• The hot water temperature was125 - 130 at time of inspection.

3. Temperature Pressure Relief Valve• The Temperature Pressure Relief Valve (TRPV) extension tube is missing. This is a potentialscalding concern as water can discharge improperly. Recommend installing the proper type of reliefextension to discharge within 6 to 8” from the floor.


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4. Gas Valve• Appears functional.

5. Strapping• The water heaters do not have adequate or proper seismic strapping.


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Roof The inspector will make every effort to mount the roof accept under conditions that would pose anunreasonable risk to the safety of the inspector and/or expose the roof materials to possible damage.The inspector will identify the type of roof covering materials. The inspector also inspect thegutters,downspouts, vents, flashings, skylights, chimney, and the general structure of the roof fromreadily accessible panels, doors, or stairs. 1. RoofAccess:• Roof was mounted and walked to conduct inspection.Materials:• Composition fiberglass shingles noted.• One layer of roofing material noted.


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2. Chimney• No major system safety or function concerns noted at time of inspection.

3. Spark Arrestor• Chimney cap appears to be in serviceable condition at time of inspection.


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4. Vent Caps• B vent jack(s) appear to be in serviceable condition at time of inspection.

5. Gutters• Downspouts pulling away from the house; resecure as needed.


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Garage 1. Rafters & Ceiling• The garage rafters ceiling is hung from 2 x 4’s nailed to a roof truss. The structural soundness ofthis construction method is uncertain. Suggest evaluation by a qualified framing contractor.

2. Walls• Personal items in garage block complete inspection of all floor, wall and ceiling areas.

3. Garage Door Condition• Garage vehicle door operated without any noted deficiencies or problems.

4. Garage Door Opener• The garage door opener is functional. Photo electric eye and auto reverse safety features arepresent and appear to function normally.

5. Electrical• Unable to determine what the switch operates.• Light bulbs inoperable/missing at time of inspection.• Garage is missing outlet cover(s).• Fluorescent light fixture in garage storage room was not functional at time of inspection• Wire ends are outside of junction box. This is a shock hazard.


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Hazard Testing 1. Methamphetamine TestingObservations:

Sample sites for the Methamphetamine test were located in the upstairs cold air return, bottom offurnace plenum, downstairs bathroom ceiling, downstairs kitchen dining area ceiling.


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Attic This report identifies the location of the attic access, the type and depth of insulation, and theventilation. The inspection will also evaluate the visible structural components of the roofing system.Attic spaces can be very confining and many areas will not be visible to the inspector.

1. Access• Attic access is located in the Bedroom.

2. Insulation ConditionMaterials:• Blown in cellulose insulation noted.Depth:• Attic insulation averages between 8 and 10 inches in depth. This amount of insulation providesan R-Value of approximately 29-36. The suggested R-Value for attics in a home in this climate is 49or greater. You may consider additional insulation to lower winter heating, and summer coolingenergy bills.Observations:• Insulation dam at attic access is missing one side.• There is a large area of insulation missing in the attic. Suggest evaluation by a licensedprofessional.


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3. Structure• No structural problems of deficiencies were noted at time of inspection.

4. Ventilation• Under eave soffit inlet vents noted.• Fixed, roof-field exhaust vent/s noted.


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Kitchen The kitchen is one of the most used rooms in the home. Inspection of the non attached appliances(refrigerators, freezers, microwaves, water dispensers, etc.) is not included in this inspection,however these items are subject to frequent use and should be regularly inspected and maintained. 1. Dishwasher• Inspector operated dishwasher. Appeared functional at time of inspection.

2. Range• Unit was fuctional at time of inspection.


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3. Vent• Appeared to function properly at time of inspection.

4. Microwave• Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiencytesting is beyond the scope of this inspection. If concerned, client should seek further review byqualified technician prior to closing.

5. Cabinets• East kitchen corner cabinet door drags on countertop slightly.


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6. Electrical• Unable to determine what the switch operates.• Fixture cover was missing.• Outlet in East counter top cupboard is loose.• Unprotected outlet/s noted. All outlets within 6 " of potential wet areas should be GFCI protected.

7. Sinks• Stopper is missing/inoperable.• Items under sink precluded complete inspection of plumbing fixtures.


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8. Garbage Disposal• Operated - appeared functional at time of inspection.

9. Window• Window(s) did not open.• Missing screens observed in Dining Room noted.

10. Ceiling Fans• Operated normally when tested, at time of inspection.

11. Stairs & Handrail• A handrail is missing/damaged.


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Other Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items. 1. Doors• Door stops are missing. Recommend installation to avoid wall or door damage.

2. Window Condition• Missing screens observed in Bedroom noted.

3. Electrical• Missing or damaged outlet plate/s.


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Other Bathrooms Bathrooms can consist of many features from jetted tubs and showers to toilets and bidets. Becauseof all the plumbing involved it is an important area of the house to look over. Moisture in the air andleaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector willidentify as many issues as possible but some problems may be undetectable due to problems withinthe walls or under the flooring.

1. Doors• Doorstop in main bathroom is broken. Small hole left in wall due to the broken stopper.

2. Exhaust Fan• No exhaust fan observed in the main bathroom.

3. Electrical• Light bulb/s inoperable/missing at time of inspection.• GFCI trip test failed.

4. Sinks• Main bath east sink stopper does not function properly. It will not hold water.• Main bath West sink stopper does not function properly.• Unable to check valves under both sinks in Main bath due to the amount of items stored in thecabinet.


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5. Toilets• Toilet is loose at floor. Condition typically is caused by loose bolts or nuts. Loose toilets can resultin damage to water supply lines and drainage pipes (leaks, water damage, and mold), as well asdamage to the bolts or toilet.

6. Bath Tubs• Whirlpool tub observed. Tub was filled to a level above the water jets and operated to checkintake and jets. The tub was then drained to check for leaks and/or damage. Pump and supply lineswere not completely visible or accessible. The items tested appeared to be in serviceable condition,except for the items listed below. If a more detailed report is desired, the client is advised to consulta licensed plumber for a complete review prior to closing.• Debris was ejected from the jets during operation, recommend cleaning.


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Family/Recreation 1. Electrical• This switch operates all exterior outlets.• Light bulbs inoperable/missing at time of inspection.

2. Window Condition• Missing screens observed inFamily Room noted.• Window will open but will not stay open.

3. Fireplace• There is a spark arrester on top of a chimney flue on the roof. However there is no visiblefireplace in the home


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Laundry 1. Dryer Vent• The dryer vent has a damaged exterior cover.

2. Window Condition• Inspection of window(s) was impeded by presence of personal belongings.


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Mechanical 1. Electrical• Light fixture in downstairs mechanical room is loose from the box.• Open electrical junction box in the mechanical room.


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Glossary

Term DefinitionCellulose Cellulose insulation: Ground-up newspaper that is treated with

fire-retardant.GFCI A special device that is intended for the protection of personnel

by de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

Documents

Property Inspection Report€¦ · No Doubt Home Inspection LLC 10076 Confidence Drive, Riverton, Utah Page 2 of 42 Report Summary The summary below consists of potentially significant