a1 utah home inspector...a1 utah home inspector 259 w. 1010 s. , logan, utah page 2 of 35 apparent...

A1 Utah Home InspectorConfidential - Property Inspection Report - Confidential

Cover Page

259 W. 1010 S. , Logan, Utah 84321Inspection prepared for: Michael Segi

Real Estate Agent: Josh Low - Coldwell Banker

Date of Inspection: 2/7/2017 Time: 10:00 am Age of Home: Built 2008 Size: 1,339 SF

Weather: Rain

Inspector: Scott MartineauLicense #13071713

Phone: 435-757-3361Email: [email protected]

www.a1utahhomeinspector.com

A1 Utah Home Inspector 259 W. 1010 S. , Logan, Utah

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Report SummaryReport Summary

The 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 extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.

ExteriorPage 7 Item: 4 Exterior Cladding • There are areas of the siding that are

cracked/loose/warped/missing or otherwise damaged.Water can infiltrate & damage the framing. Recommendrepairing any of these areas.

InteriorPage 13 Item: 2 Walls and Ceilings • Damaged areas observed

• Ceiling/wall stains and evidence of past leaking in utilitycloset upstairs.

Damaged areas observed

Page 13 Item: 3 Floor Surfaces • Water damage observed.

Water damage observed. Water damage observed.

Page 14 Item: 4 Windows • Apparent mold observed.


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Apparent mold observed.

Page 14 Item: 5 Interior Doors • Hardware is loose, missing or misaligned at masterbedroom.

Hardware is loose, missing or misaligned at master bedroom.

Page 14 Item: 6 Closets • Door off hinges.

Door off hinges.

Heating and Air ConditioningPage 20 Item: 4 Heating System • IMPROVE: The furnace is dirty and there are no records

of prior service. Recommend an HVAC contractor performa system Clean-and-Check. HVAC systems require yearlymaintenance.• No record of recent service observed.

Page 21 Item: 11 Filter(s) • Furnace filter dirty. Needs replacement.


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Furnace filter dirty. Needs replacement.

ElectricalPage 26 Item: 12 Smoke/Heat

Detector(s)• Smoke detector missing in main and upper level ceiling.Repair as needed.

Smoke detector missing in main and upper levelceiling. Repair as needed.


PlumbingPage 29 Item: 16 Other Components • Not tested.AppliancesPage 34 Item: 9 Dryer Vent • Missing and/or damaged exterior cover.

Missing and/or damaged exterior cover.


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Inspection and Site Details

1. Inspection TimeStart: 10:00 AMEnd : 12:00 PM

2. Residence Type/StyleCondominium/Townhouse

3. GarageAttached 2 Car Garage

4. Age of Home or Year BuiltBuilt in: 2008

5. Square Footage1,339 sq ft

6. Lot Size0.01 acres

7. Direction Of Front EntranceNorth

8. OccupancyOccupied - Furnished: Heavy volume of personal and household items observed., The utilities wereon at the time of inspection.

9. Weather ConditionsRaining


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Scope of Inspection


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Exterior

1. WalkwaysMaterials: ConcreteObservations: Appeared functional and satisfactory, at time of inspection., Improve: Typical cracking wasobserved at the concrete surfaces. Further deterioration will occur as water expands and contracts fromfreeze and thaw cycles. Recommend sealing the cracks to prolong the life of the concrete.

2. Porch, Patio, FlatworkDescription: Wood columns • ConcreteObservations:• General overall condition appear satisfactory in good condition, at time of inspection.

3. Exterior DoorsDescription: WoodObservations:• Appeared in functional and in satisfactory condition, at time of inspection.


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4. Exterior CladdingDescription: Composite/Wood Siding • Stone veneer frontObservations:• The house siding appeared in serviceable condition, at time of inspection.• There are areas of the siding that are cracked/loose/warped/missing or otherwisedamaged. Water can infiltrate & damage the framing. Recommend repairing any of theseareas.

There are areas of the siding that arecracked/loose/warped/missing or otherwisedamaged. Water can infiltrate & damage theframing. Recommend repairing any of these

areas.

5. Eaves, Soffits, Fascia and TrimDescription:• MetalObservations:• Appeared to be in serviceable condition, at time of inspection.

6. Window/Door Frames and TrimDescription: WoodObservations:• Components appeared in satisfactory condition at time of inspection.• All exterior trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed.


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7. Exterior CaulkingComments:• The purpose of exterior caulking is to minimize air flow and moisture through cracks, seams, andutility penetrations/openings. Controlling air infiltration is one of the most cost effective energy-efficient measures in modern construction practices. A home that is not sealed will beuncomfortable due to drafts and will use about 30% more energy than a relatively air-tight home. Inaddition, good caulking, and sealing will reduce dust and dirt in the home and is one of the simplestenergy efficient measures to install.Observations:• All exterior trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed.

8. Grading and Surface DrainageDescription:• Ground generally graded away from house• Lot grading and drainage have a significant impact on the building, simply because of the directand indirect damage that moisture can have on the foundation. It is very important, therefore, thatsurface runoff water be adequately diverted away from the home. Lot grading should slope awayand fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter ofthe building.Observations:• The exterior drainage is generally away from foundation -- except where noted below.

9. Vegetation Affecting StructureDescription:• Vegetation in contact with the house.Observations:• Vegetation observed to be too close to, touching, or growing on siding / roof / chimney / fences /retaining walls / utility lines. Condition can promote excessive damage and deterioration by movement ofbranches, root growth and/or attachment, moisture retention, and can promote pest infestations.• Recommend having vegetation trimmed, pruned, or removed from affected areas, and regularhomeowner monitoring and landscaping maintenance thereafter.

Vegetation observed to be too close to, touching,or growing on siding / roof / chimney / fences /

retaining walls / utility lines. Condition canpromote excessive damage and deterioration by

movement of branches, root growth and/orattachment, moisture retention, and can promote

pest infestations.

Recommend having vegetation trimmed, pruned,or removed from affected areas, and regular

homeowner monitoring and landscapingmaintenance thereafter.

10. Limitations of Exterior InspectionA home inspection does not include an assessment of geological, geo-technical, or hydrologicalconditions -- or environmental hazards.


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Roofing As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequateattic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof. Always ask the seller about the age and history of the roof. On any home that is over 3 years old,experts recommend that you obtain a roof certification from an established local roofing company todetermine its serviceability and the number of layers on the roof. We certainly recommend this forany roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts,as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this househas a metal roof, consult with qualified roofers or contractors regarding the advisability of installing adamming feature which may limit the size and amount of snow / ice sliding from the roof. 1. Roof Style and PitchSide Gabled

2. Method of Roof InspectionThe roof was not evaluated due to snow and ice.

3. Roof CoveringDescription:• Fiberglass-based asphalt shinglesAge: Approx 7-10+ yearsObservations:• These roof materials appear to be in the second third of their life cycle.

4. FlashingsMaterials: Metal

5. Roof PenetrationsDescription: ABS piping for plumbing vent stack(s)

6. Chimney(s)Description: Metal flue -- for forced air gas furnace and gas water heater

7. Roof Drainage SystemDescription: Galvanized/Aluminum • All downspouts discharge either above/below grade.Observations:• The roof drainage system appeared in serviceable condition, at time of inspection.

8. Limitations of Roofing InspectionRoofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes in directionor changes in material. A roof leak should be addressed promptly to avoid damage to the structure,interior finishes and furnishings. A roof leak does not necessarily mean the roof has to be replaced.We suggest an annual inspection and tune-up to minimize the risk of leakage and to maximize rooflife.


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Structure


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Attic and Insulation

1. Attic AccessDescription: Access at laundry ceiling.Observations:• Appeared functional.

2. Method of Attic InspectionInspected from access only

3. Insulation in Unfinished SpacesDescription:• Blown in insulationDepth/R-Value: This is approximately (10"-13") R-30-R-38Observations:• Insulation level in the attic is typical for homes this age.• Insulation appears adequate.

4. Attic VentilationDescription: Roof Top • Under eave soffit inlet ventsObservations:• No deficiencies noted.• Attic should be reviewed at least twice per year to ensure ventilation openings are clear and to ensuredevelopment of mold is kept in check. While there may be very little or no evidence of mold buildup in theattic at time of inspection, it can reproduce and spread rapidly should conditions allow it to. Mold can bepotentially hazardous and will spreadwhen moisture enters the attic cavity and is not adequately vented to the exterior. Any area of suspectedmold should be reviewed by a qualified contractor for analysis and removal.


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5. Vent Piping Through AtticMaterials: ABS (Acrylonitrile-Butadiene-Styrene)(black in color) - plumbing vent pipingObservations: No deficiencies noted in plumbing vent piping.

6. Limitations of Attic and Insulation InspectionInsulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected. • Anyestimates of insulation R values or depths are rough average values.


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Interior

1. Door BellObservations:• Operated normally when tested.

2. Walls and CeilingsMaterials: DrywallObservations:• General condition of walls and ceilings appeared satisfactory.• Damaged areas observed• Ceiling/wall stains and evidence of past leaking in utility closet upstairs.

Damaged areas observed

3. Floor SurfacesMaterials: Hardwood type • Ceramic tile • CarpetObservations:• No deficiencies noted - with normal ware and age.• Water damage observed.

Water damage observed. Water damage observed.


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4. WindowsDescription:• Vinyl• Sliders• Fixed• Double-glazed thermal seal type: two panes of glass separated by a layer of air/inert gas, thensealed.Observations:• Operated windows appeared functional, at time of inspection• Apparent mold observed.

Apparent mold observed.

5. Interior DoorsDescription: Hollow core wood doorsObservations:• Appeared functional, at time of inspection.• Hardware is loose, missing or misaligned at master bedroom.

Hardware is loose, missing or misaligned atmaster bedroom.

6. ClosetsObservations:• Appeared functional, no deficiencies noted at time of inspection.• Door off hinges.


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Door off hinges.

7. Stairways and RailingsObservations:• Appeared functional, at time of inspection.

8. Ceiling FansObservations:• Operated normally when tested, at time of inspection.• Wobbles

9. Cabinets and VanitiesMaterials: Solid WoodObservations:• Appeared functional and in satisfactory condition, at time of inspection.


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10. CountertopsMaterials: Solid SurfaceObservations:• No discrepancies noted.

11. Garage Door(s)Description: One 16' steel panel. sectional roll-up doors.Observations:• No deficiencies observed.

12. Garage Door Opener(s)Description: LIFT-MASTERObservations:• Appeared functional using normal controls, at time of inspection.


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13. Garage Door Safety FeaturesSafety Reverse: PresentSafety Sensor: PresentObservations:• Safety sensors and safety reverse features operated normally, reversing the door when tested.

14. Garage FiredoorMaterial: PresentObservations:• Appeared satisfactory and functional, at time of inspection.

15. Garage Firewall and CeilingObservations:• Appeared satisfactory, at time of inspection.


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16. General InformationObservations:• Suggest a professional pest contractor evaluate for treatment.

17. Limitations of Interiors InspectionThere were a moderate amount of personal/household items in each room. Furniture, storage,appliances and/or wall hangings are not moved to permit inspection and may block defects. •Recommend thorough review of interior areas during final walk-through inspection prior to closing. •Home Inspectors cannot determine the integrity of the thermal seal in double-glazed windows.Evidence of failed seals may be more or less visible from one day to the next depending on theweather and inside conditions (temperature,humidity, sunlight, etc.).


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Heating and Air Conditioning The heating, ventilation, and 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, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered 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.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Energy SourceFor Heating: Exterior, North side of houseObservations: No deficiencies noted.

2. Cooling SystemDescription: Air Cooled Central Air Conditioner • Lennox brandAge and Capacity: 9 years • Approx 2 Tons • Average life of an air handler is 20 yearsObservations:• Annual/Seasonal professional HVAC inspection and cleaning service contract is suggested.

3. Thermostat(s)Description: Digital - programmable type.Observations:• No deficiencies noted.


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4. Heating SystemDescription: Forced air natural gas furnace • Location: Upstairs utility closet. • LennoxAge and Capacity:• 9 years• Average life of an air handler is 15-20 years• Approx 80,000 BTU capacityObservations:• Annual/seasonal HVAC service contract highly recommended.• IMPROVE: The furnace is dirty and there are no records of prior service. Recommend anHVAC contractor perform a system Clean-and-Check. HVAC systems require yearlymaintenance.• No record of recent service observed.

5. Safety SwitchDescription: Electric switch within sight of furnace unit.Observations:• No deficiencies noted.


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6. Combustion AirObservations:• No deficiencies noted.

7. Venting, Flue(s), and Chimney(s)Materials: Metal single wall chimney vent pipeObservations:• The visible portions of the vent pipes appeared functional.• When a gas water heater and gas furnace connect to one vent pipe -- the unit with the highest BTU ratingshould connect at the bottom and below the other.

8. Fuse/Circuit Breaker ProtectionPlacard Max: 30 Amps - A/C • 15 Amps - FurnaceObservations:• No deficiencies noted.

9. Condensate DrainObservations:• No deficiencies noted in the condensate collection and removal system.

10. Heating & Cooling DistributionObservations:• The typical temperature differential split between cooling/heating supply and return air is 14 - 20 degreesF. This system responded and achieved an acceptable differential temperature.• To maximize air pressure in each room, suggest using HVAC tape to seal ducting joints.

11. Filter(s)Description: 20 X 20 X 1Observations:• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required.There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam,or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. (2) Fiberglassdisposable filters that must be REPLACED before they become clogged. Remember that dirty filters are themost common cause of inadequate heating or cooling performance.• Furnace filter dirty. Needs replacement.


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Furnace filter dirty. Needs replacement.

12. Limitations of Heating and Air Conditioning InspectionTo test the central air conditioner (A/C)/Swamp cooler, the electrical power to the unit AND theoutside air temperature must be above 65 degrees fahrenheit for a period of at least 24 hours.Turning on the A/C or Swamp cooler, if these time and outside temperature criteria have not beenme,t will more than likely damage the compressor motor and other components. • Interior surfacesof a chimney liner/flue are not inspected. Due to the small size of the flue, angles, soot, and lack oflighting, a visual inspection is not possible. While accessible parts of the chimney may appearfunctional, hidden problems could exist that are not documented in this report. • Heat gaincalculations, adequacy, efficiency, or the balanced distribution of air throughout the home are notperformed as part of a home inspection. These calculations are typically performed by designers todetermine the required size of HVAC systems. As a very rough rule of thumb -- Air conditioningadequacy is 600-800 sq. feet of living area per ton (12,000 BTU) of A/C cooling capacity.


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Electrical

1. Service DropDescription: Underground service lateral • WestObservations:• No deficiencies noted.

2. Service Entrance WiresDescription:• AluminumObservations:• No deficiencies noted.

3. Electrical Service Rating• 120/240 Volt, 1 Phase, 100 Ampere rating

4. Main DisconnectLocation: 100 Amp Breaker • The Exterior of The HouseObservations:• There is no main disconnect inside the the house.• See main panel and photos.


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5. Service GroundingDescription: Copper • Aluminum (Bare) • Inside the residenceObservations:• No discrepancies noted.

6. Main Service Panel(s)Description: Square DObservations:• The wiring within the panel appeared satisfactory and functional.

7. Overcurrent ProtectionType: BreakersObservations:• See "Main Panel" section remarks above.

8. Distribution WiringDescription: CopperObservations:• Visible wiring appeared functional, at time of inspection.

9. Lighting, Fixtures, Switches, OutletsDescription: GroundedObservations:• A representative number of receptacles,switches and lights were tested and are generally serviceable,unless otherwise noted.


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10. GFCI - Ground Fault Circuit InterrupterDescription: GFCI is an electrical safety device that cuts power to the individual outlet and/or entirecircuit when as little as .005 amps is detected leaking--this is faster than a person's nervous systemcan react! Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements, garages, and exteriorcircuits are normally GFCI protected. This protection is from electrical shock.Locations & Resets: Bathrooms • Kitchen • Exterior • GarageObservations:• Test GFCIs monthly to ensure proper operation.• Installed GFCIs responded to test

11. AFCI - Arc Fault Circuit InterrupterDescription: AFCI is an electrical safety device that helps protect against fires by detecting arcfaults. An arc (or sparking) fault is an electrical problem that occurs when electricity moves fromone one conductor across an insulator to another conductor. This generates heat that can ignitenearby combustible material, starting a fire. At a minimum, all bedroom circuits are normally AFCIprotected. Soon ALL electrical circuits in new homes will require AFCI protection.Locations & Resets:• PresentObservations:• Installed AFCIs responded to test


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12. Smoke/Heat Detector(s)Description:• One on each level at hall ceiling• One in each bedroom• Hardwired to house powerObservations:• Operated when tested• MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper Smoke Alarm operation isrequired.• Smoke detector missing in main and upper level ceiling. Repair as needed.



13. Carbon Monoxide (CO) Detector(s)Location:• Recommend refer to the following Consumer Product Safety Commission publication on CODetectors: http://www.cpsc.gov/cpscpub/pubs/5010.htmlComments:• SAFETY INFO: Carbon Monoxide (CO) is a lethal gas--invisible,tasteless, odorless--produced in normalamounts whenever you use an appliance which burns a combustible fuel--gas, oil, kerosene, charcoal, andwood. When proper ventilation becomes blocked or inadequate, CO concentrations build up inside yourhome and become deadly.

14. Limitations of Electrical Inspection• Electrical components concealed behind finished surfaces are not visible to be inspected.• Labeling of electric circuit locations on Main Electrical Panel are not checked for accuracy.• Only a representative sampling of outlets, switches and light fixtures were tested.


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Plumbing

1. Exterior Hose Bibs/SpigotsDescription: Standard hose bibs observed.Observations:• Operated properly when tested.

2. Water Supply SourceSource: Public municipal water supply

3. Service Piping Into The HouseMaterials: PEX

4. Main Water Shut OffLocation:• Utility Room• Beside Water HeaterObservations:• Appeared functional at time of inspection.

5. Supply Branch PipingDescription: Copper • Cross-linked polyethylene (PEX)Observations:• No deficiencies observed at the visible portions of the supply piping.• Most of the piping is concealed and cannot be identified.

6. Water Flow and PressurePressure: 50 PSI • Tested at the Exterior FaucetObservations:• The water flow was overall functional. This was determined by running water in the bath sink and showerwhile toilet is flushed.


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7. FaucetsObservations:• No deficiencies noted.

8. SinksObservations:• No deficiencies observed.

9. Traps and DrainsObservations:• Components appeared satisfactory with no leaks, at time of inspection.• Water was run through the fixtures and drains. Functional drainage was observed.

10. Waste SystemDescription: Public sewage disposal system

11. Drainage, Wastewater & Vent PipingDescription: ABS (Acrylonitrile-Butadiene-Styrene) piping - black in colorObservations:• Visible piping appeared serviceable at time of inspection.


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12. Water Heater(s)Description: Location: Garage utility closet. • Gas • A.O. SmithCapacity: 40 Gallons

13. Water Heater(s) ConditionAge: Approx. 9 Years • Water heaters have a typical life expectancy of 8-12 years.Observations:• Tank appears to be in satisfactory condition -- no concerns.• A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relievespressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must bemade of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the endcannot be threaded or have a fitting.

14. Water Heater Vent PipingMaterials: Metal single wall chimney vent pipeObservations:• No deficiencies observed.

15. Fuel Supply and DistributionDescription: Black iron pipe used for gas branch/distribution service • Yellow Corrugated StainlessSteel Tubing (CSST) for branch/distribution serviceShut Off: Main gas shut off located at outside meter.

16. Other ComponentsDescription: Sprinkler System • Expansion Tank • Pressure RegulatorObservations:• Not tested.

17. Limitations of Plumbing InspectionThe sections of the plumbing system concealed by finishes like drywall and baseboard, and/orstorage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected.Evidence that there was previous water intrusion or damage, either discovered during the homeinspection or disclosed from sellers, could warrant further testing such as infrared or even air sporemold testing. • Not able to determine presence of traps under bathtub as it is (if present) concealed betweensubfloor and ceiling finish.


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Bathrooms

1. Tub(s)Description:• Plastic/Fiberglass• Cast IronObservations:• Appeared satisfactory and functional, at time of inspection.

2. Shower(s)Description: Plastic or fiberglass • Same as the tub • Surround is solidObservations:• Appeared functional, at the time of inspection - except where noted.

3. Toilet(s)Observations: Operated when tested. Appeared functional, at time of inspection - except as noted.

4. Exhaust Fan(s)Observations:• Appeared functional, at time of inspection.


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5. A Word About Caulking and Bathrooms• Water intrusion from bathtubs and shower enclosures is a common cause of damage behindwalls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tuband shower areas is an ongoing maintenance task which should not be neglected.


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Appliances

1. DishwasherDescription: WhirlpoolObservations:• Operated through one cycle and appeared to be in working order at time of inspection.

2. Garbage DisposalDescription: EverGrindObservations: Operated - appeared functional at time of inspection.

3. Ranges, Ovens, CooktopsDescription:• Whirlpool• Cooktop: Electric radiant heating coils or infrared halogen• Oven(s): ElectricObservations:• All heating elements operated when tested.• Oven operated when tested.


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4. Hood/Exhaust FanDescription: N/A

5. MicrowaveDescription: WhirlpoolObservations:• Operated when tested.

6. RefrigeratorDescription: Whirlpool • Side by side - Ice and water dispenser on doorObservations:• Appeared functional, at time of inspection.

7. WasherDescription: Amana • 120 Volt Circuit for WasherObservations:• Operated as designed using normal controls


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8. DryerDescription: Amana • Four prong 240 Volt outlet available for electric dryerObservations:• Operated as designed using normal controls

9. Dryer VentObservations: Appeared functional, at time of inspection. • Missing and/or damaged exterior cover.

Missing and/or damaged exterior cover.

10. Limitations of Appliances InspectionAppliances are tested by turning them on for a short period of time. Recommend a one-yearHomeowner’s Warranty or service contract be purchased. This covers the operation of appliances,as well as associated plumbing an electrical repairs -- with a $50-100 deductable. It is furthersuggested that appliances be operated once again during the final walkthrough inspection prior toclosing. • Oven(s), Range and Microwave thermostats, timers, clocks and other specialized cookingfunctions and features are not tested during this inspection. • Dishwasher, Clothes Washer andDryer are tested for basic operation in one mode only. Their temperature calibration, functionality oftimers, effectiveness, efficiency and overall adequacy is outside the scope of this inspection.


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END OF REPORT

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