Company Information

McCall Home Inspections

208-866-1578

https://mccallhomeinspections.com

Inspected by: McCall Home Inspections

Inspector #: ASHI Certified Inspector #244711

Unique, well-built residence and shop combination with some typical deferred maintenance. Major systems are in good condition. Craftsmanship and building practices appeared to meet or exceed accepted trades practices in effect at time of construction.

The Scope and Purpose of a Home Inspection

Purchasing property involves risk

The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others.

A home inspection is not an insurance policy

This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.

A home inspection is visual and not destructive

The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.

This is not an inspection for code compliance

This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.

This is just our opinion

Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.

The scope of this inspection

This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.

Your expectations

The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most home buyers.

How to Read This Report

Getting the Information to You

This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, descriptions, videos and hot links to additional information.

The best way to get the layers of information that are presented in this report is to read your report online, which will allow you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information.

This report can also be printed on paper or to a PDF document.

Chapters and Sections

This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.

Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”

Observation Labels

All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:

  • Major Concern:
    Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
  • Recommended Repair:
    Repair and maintenance items noted during inspection. Repair and maintenance items need repair, further evaluation and possible replacement by a licensed specialist or otherwise qualified contractor. Please note that some repair items may be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
  • Recommended Maintenance:
    These are repair items that would typically be considered "routine home-ownership items," such as servicing the furnace, cleaning the gutters or changing the air filters in the furnace, etc.
  • Suggested Improvement:
    Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
  • Monitor:
    Items that should be watched or checked periodically to see if correction may be needed in the future.
  • Suggested Due Diligence:
    Observation such as a septic system needing routine pumping and inspection by a specialist or other items that may require further investigation to determine if repairs may be needed.
  • Note:
    Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
  • Description:
    Detailed description of various aspects of the property noted during the inspection.

Summary Page

The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.

Summary

Major Concerns

  • A-2 Attic:

    Trampled and burrowing observed in the loose fill insulation - possibly squirrel, chipmunk or mice. Not sure of where any potential access points might be, or if this is past or current activity. Regardless, it is recommended to have a certified pest remediation company further evaluate this and determine the level of contamination and ensure any/all access openings are located and screened or blocked.

    One company I have heard does a good job is: High Desert Wildlife & Pest Solutions (208) 590-3364


    More Info: https://ecobear.co/knowledge-center/damage-mice-attic/

Safety Concerns

  • EDFW-3 Electric Distribution and Finish Wiring:

    The installation of carbon monoxide alarms is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and even death. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.) Modern standards in many states now recommend one CO alarm outside of all bedrooms and at least 1 per floor of the house.

  • EDFW-4 Electric Distribution and Finish Wiring:

    There appear to be some of the original smoke alarms. These are getting old. Fire marshals recommended updating smoke alarms every 10 years to ensure reliable performance. Updating is recommended.

Recommended Repairs

  • G-2 Grounds:

    Eliminate wood /soil contact to reduce the chances for rot and/or pest access and damage. Generally, a 6-inch clearance between soils and wood is recommended. In this case its mostly gravel which minimized the potential for moisture and rot. This is often not realistic on older homes, but repairs should be made to get as much clearance as is possible and all contact with the soils should be eliminated.

  • G-3 Grounds:

    One of the better built set of exterior stairs for the size and scope I have seen. That being said, the wood is showing signs of weathering and sheer support is weak by modern standards (stairs sway side to side). Tightening the turnbuckles at the cables may help alleviate sway. Assuming the staircase will be used for a few more years, one should consider tightening bolts and adding metal brackets at key connections such as where the stairs and landings connect. The checking in the log supports don't concern me much, but I recommend backer rod and a quality exterior caulk be reapplied. Pressure washing and new stain will help protect the wood for the remaining life of this structure.


    Checks: a “check” is usually a long crack that appears parallel to the grain as the sapwood shrinks around the heartwood (the center of the tree) during the drying process. Checking does not affect the structural properties of a piece of wood.

  • ED-2 Exteriors and Decks:

    Reapplication of paint or stain is needed at deck and stairs. Recommend a professional painting contractor or otherwise qualified contractor perform any needed pre preparation and then apply paint or stain.

  • GS-2 Garage / Shop:

    Repair the damaged weather stripping on the bottom of the front east garage door. This is important to prevent water and rodent entry.

  • ES1-2 Electric Service:

    Mud dauber wasps nest observed within the electrical panel interior. Recommend having these removed and blocking and sealing the panel openings.

  • HCFV-2 Heating, Cooling, Fireplaces and Ventilation:

    This house is heated using an oil fired forced air furnace. No recent service records were found on the unit. The system was tested during inspection and the unit did not fire. I recommend having this unit serviced by a licensed and qualified heating contractor to ensure reliable performance. Have heating contractor service the unit and also verify dual zone dampers and actuators are operating properly. Budget to keep this unit on an annual service schedule. Examples of observations noted during inspection include:

    • Unit did not fire up, Did not produce heat
    • Flashing indicator light in furnace cabinet
    • Unable to test and verify dual zone dampers and actuators
    • Check oil reservoir, the system may just be out of heating oil
  • P-3 Plumbing:

    Temperature Pressure Relief Valve (TPRV) drain tube is routed wrong and cannot drain by gravity. If the valve drips, the drain line may fill and mineral deposits may collect at the valve opening and create a mineral plug. This can restrict or block the opening altogether and render the valve stuck shut and useless. A properly installed TPR valve allows water to discharge through the device if conditions of excessive pressure, excessive temperature or both occur.

  • I-4 Interior:

    Multiple lost seals were noted in the insulated glass units - IGU's. This has resulted in fogging between the panes of glass that cannot be cleaned without glazing repair or replacement. Hire a glass replacement company to further evaluate and replace all windows with lost seals. It was difficult to get an accurate count today because the windows had screens and were dirty (appeared to be the two south bedroom windows and the north living room window). This is a cosmetic defect but the cost to repair can add up.

  • LF-3 Laundry Facilities:

    Plastic dryer transition duct was noted in use to connect the dryer to the rigid vent. This product is not recommended as it has proven to be unreliable and a potential fire hazard. Improvement to a corrugated metal flex duct is recommended.

Recommended Maintenance Items

  • ED-5 Exteriors and Decks:

    This house has softwood decking installed. The recommended maintenance of this type of decking is annual cleaning and staining with transparent or semi-transparent deck stain. It is common to use decking paints when the decking is older and in the last phase of its useful life, however, painting is not recommended as this can trap moisture in the wood, facilitate wood decay and lead to higher maintenance costs when prepping peeling paint. Annual cleaning and sealing is important to prevent the deck from becoming slippery and unsafe, especially as pollen organic growth accumulate on the decking. Pressure washing and new stain will help protect the wood for the remaining life of this structure.

  • HCFV-3 Heating, Cooling, Fireplaces and Ventilation:

    The air return grills were dirty and needed cleaning. This is cosmetic and is noted as a courtesy. Inquire with seller as to the last time the heating ducts were professionally cleaned. Have ducts professionally cleaned if needed or desired.

  • P-6 Plumbing:

    The water heater temperature seemed to be set too low at the time of inspection - just 110 degrees F. The range of 120-125 degrees F is the generally recommended temperature. This is nearly impossible to measure precisely during a home inspection as water temperature can vary between fixtures. I try and test the water temperature in several places and take the median reading. Adjust water heater temperature as needed. For best practice, set water temperature at the water heater to 130 degrees F and use a tempering valve to set water temp back to a safe 120 for domestic use. This high tank temperature will reduce risks of Legionella developing in the tank and the tempering valve will ensure a safe water temperature.

  • AP-1 Additional Plumbing:

    A water filter was noted in the house - see by the water shut off. Filters should be cleaned or replaced as a part of a maintenance schedule.

  • I-2 Interior:

    One of the interior bedroom doors was not latching correctly and requires adjustment so the door latches closed.

  • I-5 Interior:

    Window and sliding door tracks were dirty and needed cleaning. This is cosmetic only but noted as a courtesy.

Suggested Improvements

  • ED-4 Exteriors and Decks:

    Several window screens were seen as damaged from exposure to sunlight and weather. Recommend replacing any damaged window screens.

  • GS-3 Garage / Shop:

    You may want to install automatic garage door opener(s) as none have been installed for the garage doors.

  • P-4 Plumbing:

    An expansion tank is recommended for the water heater; these are required if the house has a closed plumbing system. Because this house is on a well, an expansion tank may not be required, but they can add a redundancy of protection against thermal expansion. Expansion tanks help reduce pressure on the plumbing system by creating a buffer or a place for water to expand into as thermal expansion causes water to swell. Installation of expansion or pressure tanks is modern installation practice. Consult with a qualified plumber to install.

Items to Monitor

  • LF-2 Laundry Facilities:

    The clothes washer and dryer are old. They were operating at the time of inspection but given their age and visible condition I would consider these appliances unreliable.

Suggested Due Diligence Items

  • G-4 Grounds:

    There is some sort of electric fence around the perimeter, presumably to keep cattle off the property. An extension cord is used to bring power to the controller at the back (extension cord appears weathered and should be replaced). I do not test electric fencing. You might want to see if the seller can tell you if it works or not and how to operate and maintain it.

  • FSD-1 Fuel Storage and Distribution:

    A buried oil tank exists on the property and it appears to be active. I recommend consulting with your oil provider about testing the tank for water content and insuring the tank for replacement. Determining the condition is beyond the scope of this inspection. Tanks tend to last between 40-50 years.

  • P-1 Plumbing:

    Water for this home is supplied by a well system. Please Note - We are not well drillers or pump specialists. Per ASHI Standards of Practice we check only for adequate and sustained water flow and pressure at fixtures. A well driller or pump specialist will be recommended to perform further evaluation only if the system is found to be under performing or where component deterioration and or advanced aging is viewed. Unless there is detailed information available, I recommend hiring a well specialist to inspect and evaluate the well. Pumps and captive storage tanks have limited service lives and often require updating on a 20-year schedule. There are other elements of a well system that should be evaluated as the well depth, flow and refresh rates and well production, often tested in a draw down test.

  • P-2 Plumbing:

    Based on visible components, this property appears to have a private on-site septic system. These are specialty systems and are excluded from this inspection. 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. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. I recommend:

    • Investigating any information about this system's maintenance and repair history
    • Have the system pumped and tank inspected by a septic pumping company.
    • Hire a qualified specialist to evaluate, perform maintenance and make repairs if needed.
    • Reviewing any documentation available for this system
    • Learning inspection and maintenance requirements for this system
    • Link to EPA guide.

Notes

  • ED-3 Exteriors and Decks:

    Whoever painted this house last decided to do it without the hassle of masking or using a spray guard. Cosmetic only, but there is significant paint over-spray at the eves.

  • ES1-4 Electric Service:

    Earth ground wire present at service equipment. I can only presume there is a proper connection below grade to a grounding rod.

  • P-5 Plumbing:

    There appears to have originally been two water heaters installed side-by-side, probably connected in series to provide for additional hot water needs. If additional hot water storage is needed, then installing a second water heater is an option. The top circuit breaker at the exterior service panel energizes the wire for the missing second water heater and should remain off.

The Full Report

General Comments

Building Characteristics, Conditions and Limitations

Building Style: Unique, Rustic

Type of Building : Residential, Dwelling & Shop Combo

Approximate Square Footage: 1700

The approximate square footage listed here is listed as a courtesy and is based off of public records and disclosure. An evaluation of square footage of the buildings and property lines is beyond the scope of this inspection.

Approximate Year of Original Construction: 1998

Attending the Inspection: Vacant (inspector only)

Occupancy: Occupied

This home was occupied at the time of the inspection. Inspection of occupied homes presents some challenges as occupant belongings can obstruct visual inspection of and access to parts of the building. We do our best during inspection to work around belongings to discover as much as possible about the house without moving or damaging personal property, however, the presence of personal items does limit the inspection.

Animals Present: No

Weather during the inspection: Clear

Approximate temperature during the inspection: Below 65[F]

Ground/Soil surface conditions: Dry

For the Purposes of This Report, the Front Door Faces: North

Grounds

General Grounds Photos


Drainage and Site

Clearance to Grade: Non-standard, Siding Too Close to Soils - Repair, Siding Too Close to Hardscape - Not Ideal

Downspout Discharge: N/A

Site Description: Generally Flat, No Red Flags

(G-2) Recommended Repair:

Eliminate wood /soil contact to reduce the chances for rot and/or pest access and damage. Generally, a 6-inch clearance between soils and wood is recommended. In this case its mostly gravel which minimized the potential for moisture and rot. This is often not realistic on older homes, but repairs should be made to get as much clearance as is possible and all contact with the soils should be eliminated.

Driveways/Walkways/Flatwork

Driveway: Gravel

Walkways: None noted

Patios: None noted

Window Wells / Stairwells

None Noted

Grounds, Trees and Vegetation

Trees/Vegetation too near building: No

Retaining Walls

Retaining Wall Material: None Noted

Exterior Stairs

(G-3) Recommended Repair:

One of the better built set of exterior stairs for the size and scope I have seen. That being said, the wood is showing signs of weathering and sheer support is weak by modern standards (stairs sway side to side). Tightening the turnbuckles at the cables may help alleviate sway. Assuming the staircase will be used for a few more years, one should consider tightening bolts and adding metal brackets at key connections such as where the stairs and landings connect. The checking in the log supports don't concern me much, but I recommend backer rod and a quality exterior caulk be reapplied. Pressure washing and new stain will help protect the wood for the remaining life of this structure.


Checks: a “check” is usually a long crack that appears parallel to the grain as the sapwood shrinks around the heartwood (the center of the tree) during the drying process. Checking does not affect the structural properties of a piece of wood.

Fences

(G-4) Suggested Due Diligence:

There is some sort of electric fence around the perimeter, presumably to keep cattle off the property. An extension cord is used to bring power to the controller at the back (extension cord appears weathered and should be replaced). I do not test electric fencing. You might want to see if the seller can tell you if it works or not and how to operate and maintain it.

Outbuildings, Trellises, Storage Sheds, Barns

None noted

Exteriors and Decks

Exterior Elevations


Siding and Trim

Trim Material: Wood

Siding Material: Board and batten, Wood

(ED-2) Recommended Repair:

Reapplication of paint or stain is needed at deck and stairs. Recommend a professional painting contractor or otherwise qualified contractor perform any needed pre preparation and then apply paint or stain.

Exterior Exhaust Terminations

Number of Exhaust Terminations: 2

Exterior Plumbing Vent Terminations

Present: Yes

Number of Vent Terminations: 1, (3-inch common vent)

Eaves

Aluminum

(ED-3) Note:

Whoever painted this house last decided to do it without the hassle of masking or using a spray guard. Cosmetic only, but there is significant paint over-spray at the eves.

Exterior Doors

Metal, Hollow core

Exterior Window Frames

Type: Vinyl

Appearance: Good Overall

Insect Screens: Damaged (Weathered)

(ED-4) Suggested Improvement:

Several window screens were seen as damaged from exposure to sunlight and weather. Recommend replacing any damaged window screens.

Decks, Porches and Balconies

Structure: Appearance grade treated lumber

Ledger Board: Standard

Guardrail: Standard

Decking Material: Softwood

Posts, Beams and Footings: Inspected, See comments under "Exterior Stairs"

(ED-5) Recommended Maintenance:

This house has softwood decking installed. The recommended maintenance of this type of decking is annual cleaning and staining with transparent or semi-transparent deck stain. It is common to use decking paints when the decking is older and in the last phase of its useful life, however, painting is not recommended as this can trap moisture in the wood, facilitate wood decay and lead to higher maintenance costs when prepping peeling paint. Annual cleaning and sealing is important to prevent the deck from becoming slippery and unsafe, especially as pollen organic growth accumulate on the decking. Pressure washing and new stain will help protect the wood for the remaining life of this structure.

Fuel Storage and Distribution

Oil Storage

Active Below Ground

Storage Type: Below Ground Tank

Oil Tank Location: West side yard

(FSD-1) Suggested Due Diligence:

A buried oil tank exists on the property and it appears to be active. I recommend consulting with your oil provider about testing the tank for water content and insuring the tank for replacement. Determining the condition is beyond the scope of this inspection. Tanks tend to last between 40-50 years.

Gas, Propane and Oil Piping

Gas Piping Materials Noted: Copper

Garage / Shop

Garage General

Garage Type: Below House, Large Shop


Garage Doors and Automatic Openers

Overhead Garage Door Types: Metal

Estimated Overhead Door Height: 8 ft

Automatic Garage Openers: None noted

Garage Occupant Door: Hinges Disabled, Hinges Missing

(GS-2) Recommended Repair:

Repair the damaged weather stripping on the bottom of the front east garage door. This is important to prevent water and rodent entry.

(GS-3) Suggested Improvement:

You may want to install automatic garage door opener(s) as none have been installed for the garage doors.

Siding & Structure

Type: Wood Frame, 2x6

Condition: Appears Adequate, Same as House

Siding: Wood, Same as House

Garage Floor

Garage Slab: Concrete

Garage Ceiling

Material: Drywall

Roof, Chimney and Gutters

Roof Materials

Method of Roof Inspection: Viewed from Ground, Aerial Photography

Roof Style: Gable

Flashings: Present and Visually Standard

Roof flashings are used to keep a roofing system water proof where the roofing material starts, stops, changes direction or is penetrated. During inspection, we look for standard flashing techniques that could be considered normal or standard in our region. Damaged, incomplete or non-standard flashings can be a sign of an older or less reliable roofing system and may require repair. Any non-standard flashings noted during inspection will be reported on below if found.

Roof Covering Materials: Metal interlock

Metal roofing: The life expectancy of metal roofing materials can vary from 20–50 years, depending on the method of manufacture, thickness, of the roofing material, the quality of the installation, and the roof design and exposure. Maintenance for metal roofs is often dictated by the manufacturer and recommended maintenance procedures can vary depending on whether the roof material is painted, has zinc all the way through, or whether it is thinner sheet metal with painted-on weather protection. Some roofs only require debris to be cleaned off to prevent water damming. Others have proprietary cleaning methods to prevent damage to coatings and may require touch-up of corrosion to prevent corrosion from causing leaks.

Approximate Age of Roof Covering: 20+ Years

Overlay Roof: No

Condition: Good

Aerial Roof Photos:

Electric Service

Electric Service Voltage Tested

Service Voltage: 120/240

Electric Service

Service Entrance: Below Ground

Service Equipment Location: Exterior Wall, East

Meter Base Amperage: 200

Main Breaker Size: 200 Amp


(ES1-2) Recommended Repair:

Mud dauber wasps nest observed within the electrical panel interior. Recommend having these removed and blocking and sealing the panel openings.

Main Distribution Sub-Panel

Service Entrance (SE) conductor Size: Aluminum, 4/0, 200 amps

Panel Amperage: 200 amps

Main Breaker Size: 200 Amp

Electric Service Amperage: 200 amps

Panel Location: Basement, Utility room

Panel Manufacturer: Square D, by Homeline

Panel Photos:

Electrical Grounding System

Present - Could Not Confirm

During a home or property inspection, every effort is made to inspect the visible components of the electrical system grounding. The grounding system is critical for safely discharging electrical surges, especially in the case of lightning strikes. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system as much of the system is not visible and there are not practical tests one can perform in the way we can test a furnace or a plumbing fixture. However, there are many things that can lead me to recommend further evaluation of the grounding system by a licensed electrical contractor and they will be documented in the observations below if discovered.

(ES1-4) Note:

Earth ground wire present at service equipment. I can only presume there is a proper connection below grade to a grounding rod.

Electrical Bonding System

Present - Could Not Confirm

During the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building are required to be "bonded" (connected) to the the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the system) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There are many things that can lead me to recommend further evaluation of this system by a licensed electrical contractor and they will be documented as repair items in the observations below if discovered.

Electric Distribution and Finish Wiring

Branch Wiring

Wire Material: Copper

Wiring Method: Non-metallic sheathed cable

Installation & Workmanship: Good

Electrical Permits Present: Yes

Receptacles and Fixtures

Inspection Method: Random Testing

Electric Receptacles: Three wire receptacles

Condition & Functionality: Good

Ceiling Fans

Ceiling Fans: Present and Tested

Overall Appearance & Function: Good

The ceiling fans were tested and operating during inspection.

Smoke and Carbon Monoxide Alarm Systems

CO Alarms: None Noted

The installation of carbon monoxide alarms is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. Best practices are to have these alarms hardwired with a battery back-up - though requirements are for the installation to meet manufacturer's specifications. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and even death. Alarms have a useful service life of roughly 6 years, so changing them more frequently than smoke alarms is recommended.

Smoke Alarms Noted:On Main Floor

Smoke Alarms: Old, Updating Recommended

During the home inspection, I try and test a representative sample of the smoke alarms by using the test button on the alarms. This is NOT an accurate test of the sensor just a test to see if the unit is powered. For reliability, fire marshals recommended updating smoke alarms every 10 years and changing batteries bi-annually. The latest data indicate that we should be using photoelectric technology in our smoke alarms for improved fire detection and to reduce problems with false alarms which can lead to disabling of this important safety system. Unfortunately, the alarms have to be removed to determine if they are photo-electric or ionization types. It is surprisingly complex to accurately test a smoke alarm system and determine the reliability, age, and type of sensor technology used, especially as many homes can have half a dozen or more alarms throughout the house. A complete evaluation of smoke alarms is beyond the scope of this inspection. For optimal fire safety, I recommend taking control of these important safety devices and learning about how to service and maintain your smoke alarm system to keep the building occupants safe. For more information, please read this link. For more information, please read this link.

(EDFW-3) Safety Concerns:

The installation of carbon monoxide alarms is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and even death. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.) Modern standards in many states now recommend one CO alarm outside of all bedrooms and at least 1 per floor of the house.

(EDFW-4) Safety Concerns:

There appear to be some of the original smoke alarms. These are getting old. Fire marshals recommended updating smoke alarms every 10 years to ensure reliable performance. Updating is recommended.

Heating, Cooling, Fireplaces and Ventilation

Heating System

Energy Source: Oil

Heating Method: Oil forced air furnace

Manufacturer: Lennox

Capacity: 88,000 btu's

Age: 2016

Last Service Record: None

Appearance & Function: Appearance Good, Unit did not fire

This shows the furnace and data tag.📸

(HCFV-2) Recommended Repair:

This house is heated using an oil fired forced air furnace. No recent service records were found on the unit. The system was tested during inspection and the unit did not fire. I recommend having this unit serviced by a licensed and qualified heating contractor to ensure reliable performance. Have heating contractor service the unit and also verify dual zone dampers and actuators are operating properly. Budget to keep this unit on an annual service schedule. Examples of observations noted during inspection include:

  • Unit did not fire up, Did not produce heat
  • Flashing indicator light in furnace cabinet
  • Unable to test and verify dual zone dampers and actuators
  • Check oil reservoir, the system may just be out of heating oil

Vents and Flues

Type: Metal B-Vent

Condition: Good, Visually Standard

Air Filters

Filtration Systems: Disposable

The heating system has disposable air filters installed. These should be changed quarterly or more to ensure proper air flow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the air flow in the furnace.

Filter Condition: Reasonably Clean

Cooling Systems and Heat Pumps

Heat Pump / Air Conditioning: None Noted

Heating and Cooling Distribution Systems

Heat Source in Each Room: Present

Distribution Method: Forced Air / Ducts

(HCFV-3) Recommended Maintenance:

The air return grills were dirty and needed cleaning. This is cosmetic and is noted as a courtesy. Inquire with seller as to the last time the heating ducts were professionally cleaned. Have ducts professionally cleaned if needed or desired.

Mechanical Ventilation Systems

Bath Fan Ducting: Ductwork not visible

Determining proper ventilation to the exterior from kitchen, bath and laundry fans can be tricky as exhaust fan ductwork is often concealed behind finishes and fan terminations can be all over the house from the roof to the foundation, presenting difficulties for systematically checking every fan termination. During inspection, every effort is made to verify proper terminations of fan vents to the exterior, but it is possible to miss something here that is latent or concealed.

Plumbing

Water Service Supply

Water Supply: Private well

Water Pressure: 60 PSI

Main Water Shut-off Locations: Utility room, Basement, Water Shut Off Location Noted

This shows the location of the main water shut off located in the basement.

(P-1) Suggested Due Diligence:

Water for this home is supplied by a well system. Please Note - We are not well drillers or pump specialists. Per ASHI Standards of Practice we check only for adequate and sustained water flow and pressure at fixtures. A well driller or pump specialist will be recommended to perform further evaluation only if the system is found to be under performing or where component deterioration and or advanced aging is viewed. Unless there is detailed information available, I recommend hiring a well specialist to inspect and evaluate the well. Pumps and captive storage tanks have limited service lives and often require updating on a 20-year schedule. There are other elements of a well system that should be evaluated as the well depth, flow and refresh rates and well production, often tested in a draw down test.

Distribution Pipe

Supply Pipe Materials: Copper

Functional Flow: Average

Waste Pipe and Discharge

Discharge Type: Septic System - Buyer

Waste and Vent Pipe Materials: ABS plastic

Location of Sewer Cleanout: Rear Southeast Corner of Building

(P-2) Suggested Due Diligence:

Based on visible components, this property appears to have a private on-site septic system. These are specialty systems and are excluded from this inspection. 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. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. I recommend:

  • Investigating any information about this system's maintenance and repair history
  • Have the system pumped and tank inspected by a septic pumping company.
  • Hire a qualified specialist to evaluate, perform maintenance and make repairs if needed.
  • Reviewing any documentation available for this system
  • Learning inspection and maintenance requirements for this system
  • Link to EPA guide.

Water Heater

Manufacturer: Reliance

Data Plate: Shown Here

This shows the water heater and data tag .

System Type: Tank

Size: 55 gal

Age: 2014

Energy Source: Electricity

Drain Pan: Not Needed

Expansion Tank: None Noted - Well

Temperature Pressure Relief Value: Drain tube improperly installed

(P-3) Recommended Repair:

Temperature Pressure Relief Valve (TPRV) drain tube is routed wrong and cannot drain by gravity. If the valve drips, the drain line may fill and mineral deposits may collect at the valve opening and create a mineral plug. This can restrict or block the opening altogether and render the valve stuck shut and useless. A properly installed TPR valve allows water to discharge through the device if conditions of excessive pressure, excessive temperature or both occur.

(P-4) Suggested Improvement:

An expansion tank is recommended for the water heater; these are required if the house has a closed plumbing system. Because this house is on a well, an expansion tank may not be required, but they can add a redundancy of protection against thermal expansion. Expansion tanks help reduce pressure on the plumbing system by creating a buffer or a place for water to expand into as thermal expansion causes water to swell. Installation of expansion or pressure tanks is modern installation practice. Consult with a qualified plumber to install.

(P-5) Note:

There appears to have originally been two water heaters installed side-by-side, probably connected in series to provide for additional hot water needs. If additional hot water storage is needed, then installing a second water heater is an option. The top circuit breaker at the exterior service panel energizes the wire for the missing second water heater and should remain off.

Water Temperature

Water Temperature Measured During Inspection: 110 Degrees F, Average/Median

(P-6) Recommended Maintenance:

The water heater temperature seemed to be set too low at the time of inspection - just 110 degrees F. The range of 120-125 degrees F is the generally recommended temperature. This is nearly impossible to measure precisely during a home inspection as water temperature can vary between fixtures. I try and test the water temperature in several places and take the median reading. Adjust water heater temperature as needed. For best practice, set water temperature at the water heater to 130 degrees F and use a tempering valve to set water temp back to a safe 120 for domestic use. This high tank temperature will reduce risks of Legionella developing in the tank and the tempering valve will ensure a safe water temperature.

Exterior Hose Faucets & Hydrants

Operating

Additional Sinks

Tested

Additional Plumbing

Whole House Filter

Present: Yes

(AP-1) Recommended Maintenance:

A water filter was noted in the house - see by the water shut off. Filters should be cleaned or replaced as a part of a maintenance schedule.

Interior

General Interior Photos


Floors and Floor Materials

Floor Materials: Hardwood

Floor Settlement: None noted

Condition: Good

Walls, Ceilings, Trim and Closets

Wall and Ceiling Materials: Drywall

Condition: Good

Wall Insulation and Air Bypass

Wall Insulation: Not Visible

Stairs and Railings

Standard

Interior Doors

Type: Hollow Core

Condition: Good

(I-2) Recommended Maintenance:

One of the interior bedroom doors was not latching correctly and requires adjustment so the door latches closed.

Windows

Window Glazing: Double pane

Interior Window Frame: Vinyl

Window Styles: Sliding

Several readily accessible windows were viewed and operated. I found these windows to be of an average model within this manufacturers line.


Note: In accordance with industry standards, we may not test every window in the house, and particularly if the house is furnished. We do test every unobstructed window in every bedroom to ensure that at least one facilitates an emergency exit.

(I-4) Recommended Repair:

Multiple lost seals were noted in the insulated glass units - IGU's. This has resulted in fogging between the panes of glass that cannot be cleaned without glazing repair or replacement. Hire a glass replacement company to further evaluate and replace all windows with lost seals. It was difficult to get an accurate count today because the windows had screens and were dirty (appeared to be the two south bedroom windows and the north living room window). This is a cosmetic defect but the cost to repair can add up.

(I-5) Recommended Maintenance:

Window and sliding door tracks were dirty and needed cleaning. This is cosmetic only but noted as a courtesy.

Kitchen

General Kitchen Photos


Sinks and Faucets

Tested, Appearance & Function Good

Cabinets and Countertops

Countertop Material: Plastic laminate

Cabinet Material: Wood

Refrigerators

Refrigerator: Operating

Thermal images show the freezer and refrigerator working during inspection.

Dishwasher

Dishwasher: Operated, Older Model

Thermal images show dishwasher was tested and working at the inspection:

Ranges, Ovens and Cooktops

Range/ Oven /Cook-tops: Electric

Thermal images show the cook top, oven and broiler elements were tested and working during inspection.

Disposers

Disposer: Operated

Appliances General

Microwave: Present

Thermal image shows microwave was tested and operating during the inspection:

General Kitchen Condition

Standard, Fully Functional

Laundry Facilities

Laundry Area


Washer & Dryer

Tested, Washer and Dryer (Old and Unreliable)

(LF-2) Monitor:

The clothes washer and dryer are old. They were operating at the time of inspection but given their age and visible condition I would consider these appliances unreliable.

Dryer

Power Source: Electric

Exhaust Duct: Ducted to Exterior, Behind Dryer (Plastic Transition Duct)

(LF-3) Recommended Repair:

Plastic dryer transition duct was noted in use to connect the dryer to the rigid vent. This product is not recommended as it has proven to be unreliable and a potential fire hazard. Improvement to a corrugated metal flex duct is recommended.

Laundry Sinks

Tested, Rough Condition; Operative

Laundry Room Ventilation

Type: Operable window

Bathrooms

General Bathroom Photos

Sinks and Cabinets

Tested

Toilets

Tested

Bathtubs / Showers

Tested

Bathroom Ventilation

Type: Bath fans, Operable windows

General Bath Conditions

Standard, Fully Functional

Attic

Attic Access

Viewed at access

There is no ramp or safe way to access the attic space. Crawling through insulation and on top of framing risks damaging thermal barriers and ceiling finishes and is not a safe way to access an attic. This limited inspection of this space.

Roof Framing and Sheathing

Rafters: Truss, 2x6

Attic Insulation

Insulation Type: Fiberglass

Approximate Insulation R-Value on Attic Floor: Rodent Damaged

(A-2) Major Concern:

Trampled and burrowing observed in the loose fill insulation - possibly squirrel, chipmunk or mice. Not sure of where any potential access points might be, or if this is past or current activity. Regardless, it is recommended to have a certified pest remediation company further evaluate this and determine the level of contamination and ensure any/all access openings are located and screened or blocked.

One company I have heard does a good job is: High Desert Wildlife & Pest Solutions (208) 590-3364


More Info: https://ecobear.co/knowledge-center/damage-mice-attic/

Attic and Roof Cavity Ventilation

Attic Ventilation Method: Power ventilator

The attic has a power fan installed for attic ventilation. In general, power fans in attics are not useful or recommended. Power fans are unlikely to prevent seasonal condensation issues as these fans can depressurize the attic and exacerbate problems of air leakage from the conditioned space into the attic, which is the cause of seasonal condensation problems in the first place. If the fan is to be used for cooling in the summer months, it may not help if the building is employing a cooling system inside the house as the fan can pull conditioned air from the house into the attic and exacerbate cooling demand.

Structure and Basement

Foundation

Building Configuration: Slab on grade

Foundation Description: Poured concrete

Floor, Wall and Ceiling Framing

Wall Framing: 2x6

Wall Sheathing: Not visible

Floor Framing: Not visible

Sub-Floor Material: Not visible

Receipt -- Residential Inspection

Report # 211012A
Inspection Date: 2021-10-12

Property inspected for:
John Doe
12345 Any Street Anywhere, Idaho 83321

Inspection$450.00
$450.00
PAID

Signed Contracts