a.c.c. home inspections · materials: vinyl framed single hung windows noted.. vinyl framed sliding...

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A.C.C. Home InspectionsProperty Inspection Report

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1030 Rocky Meadows Trail, Kalispell, MT 59901Inspection prepared for: Todd & Tammie Fedor

Real Estate Agent: Stephenie Robinson - REMAX Kalispell

Date of Inspection: 9/9/2015 Time: 9:00 AM Age of Home: 9 yrs Size: 2452

Weather: Partly sunny.This is a two story home of frame construction on a raised foundation with a truss roof.

Inspector: Bill Joseph202 N. Crestview Terrace, Bigfork, MT 59911

Phone: 406-250-0091Email: [email protected]

A.C.C. Home Inspections 1030 Rocky Meadows Trail, Kalispell, MT

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Inspection Details

Grounds

We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Feel free to call me after you have reviewed your report so we can go over anyquestions you may have. Remember, when the inspection is completed and the report is delivered, Iam are still available to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” The following report is based on an inspection ofthe visible portions of the structure. This inspection may be limited by vegetation, personalpossessions or sealed access hatches that obscure areas to be inspected. Depending upon the ageof the property, some items like GFCI outlets or AFCI circuit breakers may not be installed. Thisreport will focus on safety and function issues, not whether the home meets current code. This reportidentifies specific concerns that in the inspector's opinion may need further investigation or repair. Because of liability issues, the inspector is not required to light pilot lights, turn on valves or activatesystems that are shut down.We recommend that licensed contractors be engaged for further evaluation or repairs that may beundertaken as a result of this report. Note that this report is a snapshot in time. Some thingscan change during the time that elapses between the inspection and closing. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide.

1. AttendanceIn Attendance: No other parties present at inspection.

2. Home TypeHome Type: This is a two storey home of frame construction built upon a raised concretefoundation with a crawlspace and a truss roof system.

3. OccupancyOccupancy: Vacant

1. Driveway and Walkway ConditionMaterials: Concrete driveway noted.. Concrete sidewalk noted.Observations: No deficiencies noted.

Concrete driveway. Concrete walkway.2. Grading ConcernsObservations: No major system safety or function concerns noted at time of inspection.

3. Vegetation ObservationsObservations: No major system safety or functional concerns noted at time of inspection.


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4. Patio or DeckObservations: Wooden deck noted.

5. Stairs & HandrailsObservations: Appeared functional at time of inspection.

6. Service & Grounds ElectricalObservations: Exterior outlets on the east, north and west elevations.

7. Exterior GFCI OutletsObservations: All exterior GFCI receptacles tested functional.

East elevation exterior outlet. Exterior outlet on west elevation. GFCI on north elevation.8. Sewer TypeSewer Type: Septic System

9. Water PressureWater Service Type: Community water system.Pressure Regulator: None.Observations: 65 Lbs.

10. Main Gas Valve ConditionLocation: Main gas shut off located at outside meter - North side.Observations: No deficiencies noted.

Main gas valve.11. Exterior Faucet ConditionLocation: South elevation and inside garage.Observations: All faucets appear to be functional.


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Exterior Areas

Faucet on south elevation. Exterior faucet in garage.12. SprinklersObservations: Sprinklers are on the surface and fed by hoses.

1. Exterior Door ConditionObservations: Entry and garage door functioned properly.

Peeling paint on garage door jamb. Entry door functional.2. Window ConditionMaterials: Vinyl framed single hung windows noted.. Vinyl framed sliding windows noted.Observations: Laundry room window and SW living room window need to have the retractmechanisms adjusted or repaired.

3. Siding ConditionMaterials: Composite fiberboard siding noted over frame construction.Observations: One bottom siding board on the west elevation has slipped a little.

One clapboard has fallen.


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Garage

4. Eaves & FaciaObservations: No deficiencies noted.. Wood eaves are properly ventilated and in good condition.

Ventilated eaves. Ventilated eaves.5. Exterior PaintObservations: No deficiencies noted.

6. Porch ConditionMaterials: The porch roof is the same as main structure.Observations: Decks are generally in excellent condition.. Back deck has one damaged board thatcould be hazardous to small children.

Decks in excellent condition. Decks in excellent condition. Decks in excellent condition.

Rear deck. Back deck adequately supported. One damaged board on backdeck.

1. Garage TypeMaterials: The garage is attached to the home and accessible through laundry room.Observations: Two car attached garage.


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2. Roof ConditionMethod of access: I accessed the roof by ladder and walked all of it.Materials: Asphalt shingles noted.Observations: No major system safety or function concerns noted at time of inspection.

3. Garage WallsObservations: No major system safety or function concerns noted at time of inspection.

4. Floor ConditionMaterials: Bare concrete floors noted.Observations: No deficiencies noted.

Concrete floor.5. Rafters & Roof StructureObservations: Engineered wood roof truss framing noted.

6. GFCI OutletsObservations: The garage has three outlets all GFCI protected.

7. Heating System ConditionType: Garage is unheated.

8. Exterior DoorObservations: The garage exterior door is functional. Though the jamb needs repainting.

9. Fire DoorObservations: The door into the house appears to be fire rated. However it has no automatic closer.

10. Garage Door ConditionMaterials: Two 9 x 8 five panel roll up doors.Observations: No deficiencies observed.


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11. Garage Door Opener StatusObservations: Two chain drive openers noted.

North door opener. South door opener.12. Garage Door's Reverse StatusObservations: Eye beam reversing system present and operating.

13. Ceiling TypeObservations: No deficiencies noted.Ceiling Type: Drywall

14. Garage Attic VentilationObservations: Attic is ventilated by eave and ridge vents.

15. Garage Attic AccessObservations: Garage attic access in located in the garage ceiling.

Access in ceiling.16. Garage Attic Insulation TypeObservations: Blown in fiberglass.


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Type of Structure

Interior Water & Sewer System

4" to 6" of blown in fiberglass in garage attic.17. Average DepthObservations: 4" to 6"

18. Window ConditionMaterials: Vinyl single hung windows.Observations: Garage windows are functional.

1. Type of StructureMaterials: Frame construction with a pre-engineered truss roof system built on a raised concretefoundation with crawl space.

1. Water System ConditionType of System: Community water system.Location: Main water shut off located in the crawl space.Observations: No deficiencies noted.

Water pressure at 65 lbs. Water shut off in crawl space.2. Sewer System ConditionType: Septic System on Property.Observations: Septic system has an alarm panel in garage.


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Foundation

Septic tank alarm.

1. Foundation WallsObservations: Foundation walls appear to be in good condition and are well insulated.

2. VentilationObservations: Screened openings noted.

3. Vent ScreensObservations: Vent screens noted as functional.

Foundation adequately ventilated.4. Access PanelLocation: Access panel located in den alcove.

5. Post and GirdersObservations: Posts and girders are wood and in good condition.

6. Sub FlooringObservations: OSB (Oriented Strand Board) sheathing sub floor. No evidence of leakage aroundplumbing pipes.

7. Foundation ElectricalObservations: GFCI outlet for HVAC service and condensate pump.

8. Foundation PlumbingObservations: Poly Vinyl Chloride "PVC" waste and vent pipes noted.. Appeared functional at timeof inspection.


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Basement/Crawlspace

9. Under Floor DuctingObservations: All ducting properly supported and insulated.

1. Basement/Crawlspace TypeType: Crawlspace has approximately 48" of headroom.. Crawlspace has a dirt floor with vaporbarrier and gravel ballast.

2. Wall ConditionObservations: No deficiencies were observed at the visible portions of the structural components ofthe home.

3. Insulation Type & ConditionObservations:Foundation walls insulated with fiberglass batts.

Fiberglass batts. Fiberglass batts.4. Plumbing System ConditionMaterials: PVC drain & waste.. Copper and aquapex supply piping.Observations: Appears Functional.

5. Basement ElectricalObservations: Light fixture in place and operable at the time of inspection.

6. Basement GFCIObservations: Installed GFCIs responded to test.

7. Crawlspace AccessObservations: Access is in the den alcove.


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Attic

8. Floor Framing AboveObservations: Appears Functional.

9. SubfloorObservations: No visible signs of plumbing fixture leakage on the subfloor.

10. ColumnsObservations: No deficiencies were observed at the visible portions of the structural components ofthe home.

11. Basement/Crawlspace DuctworkObservations: All ductwork appears to be functional, well insulated and in good condition.

12. Crawlspace DrainageObservations: No evidence of moisture or mold in the crawlspace. It was clean and dry.

1. Attic Access LocationLocation: The scuttle hole for the attic space is located inside the master closet.


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Roof

Access in master closet.2. Roof StructureObservations: Pre-engineered wood truss structural system. No deficiencies observed.

3. Attic VentilationObservations: Under eave soffit inlet vents noted. . Ridge exhaust venting noted.

4. Attic Vent ScreensObservations: Vent screens noted as functional.

5. Attic Duct WorkObservations: Functional and well insulated.

6. Attic Insulation ConditionMaterials: Blown in fiberglass insulation noted.Depth: Insulation averages about 14-16 inches in depthObservations: Attic insulation appears to be well installed and functional.

14' to 16" of attic insulation.

1. Roof ConditionMethod of Inspection: Roof was accessed by ladder. No deficiencies observed.Materials: Asphalt shingles noted.Observations: No major system safety or function concerns noted at time of inspection.


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Proper wall to roof flashing. Ridge vent.2. Roof Penetration FlashingObservations: All roof penetrations appear to be properly flashed.

Pentrations properly flashed. Penetrations properly flashed.3. Type of Roof VentsObservations: Roof has ridge vents and eave vents.

4. Gutter ConditionObservations: The gutter system is properly installed and currently clean.

House is fully guttered.5. Downspout ConditionObservations: Some downspouts have extensions in place. Recommend installing extensions on alldownspouts.


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Electrical

Fully guttered with downspouts. Front downspout with extension.

1. Meter Panel ConditionLocation: Meter panel located on north elevation.Observations: No deficiencies noted.

Meter panel on north elevation. 200 amp main breaker.2. Main Breaker Panel ConditionLocation: The main breaker panel is located in the laundry room.Observations: This is one of the prettiest panel wiring jobs I've ever seen. This is the way it shouldbe done.

This is how it should look.3. Main Breaker AmperageObservations: 200 amp

4. Breakers in off positionObservations: 0


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Heat/AC

5. Cable FeedsObservations: Underground service noted.

6. Wiring TypeMaterials: Copper non-metallic sheathed cable noted.

7. Breaker ConditionObservations: All of the circuit breakers appeared to be serviceable.

The heating, ventilation, and air conditioning system (often referred to as HVAC) is the climatecontrol system for the structure. The goal of these systems is to keep the occupants at a comfortablelevel while maintaining indoor air quality and keeping maintenance costs at a minimum. The HVACsystem is usually powered by electricity, natural gas, propane, or wood. The inspector will test the heating and air conditioning system using the thermostat or other normallyoperated controls.

1. Furnace ConditionFurnace Location: The horizontal furnace is located in the crawlspaceFurnace Type: Gas fired forced hot air.Observations: Furnace and heating system functioned properly at the time of inspection.. Thefurnace was in very clean condition and appeared to be like new.

Horizontal furnace. Condensate pump.

Furnace very clean. Furnace very clean.2. Furnace BaseObservations: The furnace is suspended from the floor structure above.


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Water Heater

3. Filter ConditionLocation: Located next to furnace in a slot built into the ductwork.Observations: The filter was found to be clean.

4. VentingObservations: Plastic - PVC high efficiency vent noted.

High efficiency venting.5. Furnace Gas ValveObservations: Gas shut off valves were present and functional.

6. Return Air SupplyObservations: The return air supply system appears to be functional.

7. Register ConditionObservations: All registers were present and operable.

8. Thermostat LocationObservations: Thermostat located in the entry hallway.

1. Water Heater ConditionHeater Type: ElectricLocation: The water heater is located in the crawlspace.Observations: The water heater was new in 2006. It appears to be in very good condition.

2. Number Of GallonsObservations: 50 gallons


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Master Bathroom

3. Plumbing ConditionMaterials: Copper. AquapexObservations: No deficiencies observed at the visible portions of the supply piping.

4. TPRVObservations: Appears to be in satisfactory condition -- no concerns.

5. Overflow Line ConditionMaterials: PexObservations: Appears to be in satisfactory condition -- no concerns.

6. StrappingObservations: The water heater is strapped.

1. LocationLocation: 2nd floor NW

2. CabinetsObservations: No deficiencies observed.


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3. Wall ConditionMaterials: Drywall walls noted.Observations: Walls are in good condition.

4. Ceiling ConditionMaterials: Drywall ceiling noted.Observations: Ceiling in good condition.

5. CountersMaterials: Tile counter tops in good condition. One very minor crack in grout at master vanity.

Very minor crack in grout.6. DoorsObservations: No deficiencies noted.

7. Bathroom ElectricalObservations: No major system safety or function concerns noted at time of inspection.

8. GFCI OutletsObservations: GFCI in place and operational.

9. Bath FanObservations: The bath fan was operated and no issues were found. It was functional at the time ofinspection.


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10. Floor ConditionMaterials: Ceramic tile is noted.

11. HeatingObservations: Central heat noted in this room.

12. MirrorsObservations: No deficiencies noted.

13. PlumbingObservations: No deficiencies noted.

14. Shower WallsMaterials: Fiberglass surround noted.

15. Shower ConditionObservations: Functional

Shower is in good condition.16. Shower EnclosureObservations: The shower enclosure was functional at the time of the inspection.

17. Bath TubObservations: Fiberglass tub is an upgraded model in new condition.


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Bathroom 2

18. Sink ConditionObservations: No deficiencies observed.

19. Toilet ConditionObservations: Operated when tested. Appeared functional, at time of inspection.

Toilet in comparment.20. Window ConditionObservations: Appears to be functional.

1. LocationLocation: 2nd floor east central.



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5. CountersMaterials: Tile counters in good condition.

6. DoorsObservations: No deficiencies noted.





11. HeatingObservations: Central heat noted.

12. MirrorsObservations: No deficiencies noted.


14. Shower WallsMaterials: Fiberglass surround noted.

15. Shower ConditionObservations: Functional.


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Powder Room

16. Shower EnclosureObservations: The shower enclosure was functional at the time of the inspection.

17. Bath TubObservations: Tub is functional.


19. Toilet ConditionObservations: Toilet is functional and in good visual condition.

20. Window ConditionObservations: No window present.

1. LocationLocation: Main floor central.





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5. CountersMaterials: Tile counter tops in good condition.

6. DoorsObservations: No deficiencies noted.





11. HeatingObservations: Central heat noted.

12. MirrorsObservations: No deficiency noted.



15. Toilet ConditionObservations: Toilet is functional and in good visual condition.


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Master Bedroom

16. Window ConditionObservations: No window present.

1. LocationLocation: Second floor south west.

2. Ceiling FansObservations: Operated normally when tested, at time of inspection.

3. ClosetsObservations: His & hers closets in very good condition with mirrored doors.

HIs and hers closets withmirrored doors.

His and hers closets withmirrored doors.

4. DoorsObservations: No deficiencies noted at the time of inspection.

5. Bedroom ElectricalObservations: The majority of grounded receptacles , were tested and found to be wired correctly..There is an AFCI breaker at the panel. It operated properly.

6. Flooring ConditionFlooring Type: Carpet is noted.

7. Smoke DetectorsObservations: The smoke detector operated during the inspection.


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Bedroom 2


9. Ceiling ConditionMaterials: There are drywall ceilings noted.Observations: Ceiling is in good condition.

10. Heat / ACObservations: Central heat in this room.

11. Window ConditionObservations: Operated windows appeared functional at time of inspection.

1. LocationLocation: Second floor south east.


3. ClosetsObservations: The closet is in serviceable condition.


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Bedroom 3

4. DoorsObservations: No deficiencies noted at the time of inspection.

5. Bedroom ElectricalObservations: Installed AFCIs responded to test. The majority of grounded receptacles , weretested and found to be wired correctly.




9. Ceiling ConditionMaterials: There are drywall ceilings noted.Observations: Ceilings are in good condition.


11. Window ConditionObservations: Operated windows appeared functional at time of inspection.. One screen has asmall hole in it.


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1. LocationLocation: Second floor north east.


3. ClosetsObservations: The closet is in serviceable condition.

4. Doors

Closet door missing guides.5. Bedroom ElectricalObservations: Installed AFCIs responded to test




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Den




11. Window ConditionObservations: Operated windows appeared functional at time of inspection.

1. LocationLocation: Main floor north east.

2. Ceiling FansObservations: None present.

3. ClosetsObservations: The closet is a nice alcove that is perfect for file cabinets and printers if the den isused for an office.

Closet alcove.4. DoorsObservations: Double door ball catches need to be lubricated and adjusted.


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Living Room

5. ElectricalObservations: The majority of grounded receptacles , were tested and found to be wired correctly.





10. Window ConditionObservations: Operated windows appeared functional, at time of inspection.

1. LocationLocation: Main floor south east.


3. ClosetsObservations: Entry closet is serviceable.

4. Living Room ElectricalObservations: The majority of grounded receptacles , were tested and found to be wired correctly.




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Interior Areas


8. Heat/ACObservations: Central heat in this room.

9. Window ConditionObservations: The south west window balance needs adjustment or repair.

Mechanism needs adjustment or repair.

The Interior Areas section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior.

1. Closets

Entry closet functional. Rip in carpet at understair closet. Under stair closet.


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Kitchen

2. Flooring Type

Dining room wood floor.3. Stairs & Handrails

Upstairs hallway.

The kitchen is used for food preparation and often for entertainment. The inspector will test kitchenappliances using normal controls. Kitchen appliances typically include a refrigerator, stove, rangehood, dishwasher, microwave, sink, disposer and other appliances.


2. CountersMaterials: Tile countertops in good condition.


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3. Kitchen ElectricalObservations: No major system safety or function concerns noted at time of inspection.. Light oversink is in a curious position. Not quite lined up.

Curious placement of kitchen light.4. Kitchen GFCIObservations: GFCI in place and operational.

5. DishwasherObservations: Operated and appears to be functional.

6. Garbage DisposalObservations: Operated - appeared functional at time of inspection.

7. MicrowaveObservations: Operated at the time of inspection.

8. Oven & RangeObservations: Gas range and oven operated properly.


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9. SinksObservations: Kitchen has a Cast iron sink.

Cast iron overmount sink.10. Range Hood Fan ConditionHood Type: Recirculating micro wave hood.Observations: Microwave recirculating fan operated properly at the time of inspection.

11. Refrigerator ConditionObservations: Refrigerator appears to be functioning.

Refer is cold.12. Window ConditionObservations: Operated windows appeared functional, at time of inspection

13. Flooring ConditionMaterials: Ceramic tile is noted.

Tile floor.


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Laundry




17. Patio DoorsObservations: The left side of the kitchen double door is binding on the sill.

Left door binds at sill.18. PantryObservations: Very nice large pantry. No deficiencies.

1. LocationLocations: Off kitchen next to garage.



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Cabinets functional.3. Dryer VentObservations: Dryer vent appears functional.. Dryer is set up for gas or electric.

Set up for both electric and gas dryer.4. Laundry ElectricalObservations: No deficiencies noted.

5. Laundry GFCIObservations: The laundry receptacle should be GFCI protected type.

6. Exhaust FanObservations: None present.

7. Gas ValveObservations: Valve in off position.

8. Flooring ConditionMaterials: Ceramic tile is noted.


10. Wall ConditionMaterials: Drywall walls noted.Observations: Walls are in good conditon.



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Positive Attributes

12. DoorsObservations: Door to kitchen binds against jamb at the top.

Laundry door binds in jamb at top.13. Window ConditionObservations: Window balance needs adjustment or replacement.

Window mechanism needs adjustment.

1. Positive Attributes of the HomePositive Attributes: As home inspectors we are required to advise our clients of the aspects if any,that a prospective home is deficient in one way or another. However, every home has positiveattributes. Most of those attributes will be readily observable by the client. • There are no waterstains on any plumbing fixture. • From the big pantry to the archways, the his and hers mastercloset and the large master bathroom, this is a beautiful home in top condition throughout.


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Photos


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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring some expense to correct, or items I would like to draw your 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 licensed tradesmen or qualified professionals. I recommendobtaining a copy of all receipts, warranties and permits for any work that may be undertaken.Exterior AreasPage 4 Item: 6 Porch Condition Back deck has one damaged board that could be hazardous

to small children.

a.c.c. home inspections · materials: vinyl framed single hung windows noted.. vinyl framed sliding...

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