34 Vista De Las Sandias / Amerispec Inspection Services / Will … · 2020-02-18 · Amerispec...

SUMMARY REPORTAmerispec Inspection Services

505-453-6977

GENERAL SUMMARY

Doc #: 202002-9318 Client Name: John and Linda NystromDwelling Address: 34 Vista De Las Sandias

Placitas NM 87043Inspector: Will Greene Certified

Inspector # 1941863219

This summary is provided as a service to assist in verifying that NOTED ITEMS ARE NOT IN PROPERWORKING ORDER at the time of inspection. This summary does not act as a warranty, a guarantee of service oras a maintenance history. It only describes the VISUAL CONDITIONS AT THE TIME OF THE INSPECTION.We do not have access to individual sales contracts and suggest client review sales contract with a real estateprofessional and/or real estate attorney to determine what repairs, if any, are to be made. This summary is onlypart of the inspection report. THE ENTIRE INSPECTION REPORT MUST BE REVIEWED PRIOR TO CLOSE.

Any items in the Main and/or Summary report that are entitled "Review" or "Safety" are those items wefeel need to be addressed at this time. We recommend contracting with a "licensed professional" to ensureaccountability for the repairs performed. The responsibility for workmanship rests with the licensedprofessional who performed the service or repairs. We do not warrant workmanship.

Exterior

1.11 ElectricalComment. Light fixtures at the rear patio were inoperative at time of inspection. Recommend clientverify fixture for proper operation.

Comment. Weatherproof cover is missing at the porch ceiling outlet. Recommend installing cover forsafety.

1.16 Exterior CommentsSafety. No cap on the gas pipe observed. Recommend installing a cap or plug, for safety.

Roof

2.0 Roof Penetrations and Exposed FlashingsReview. Cracks, separations or other breaches observed to the roof top penetrations (roof jacks) andprojections. Recommend review of all flashing, and repairs made as deemed necessary by a licensedprofessional.

2/4/2020 34 Vista De Las Sandias of 45AmeriSpec Inspection Services

AmeriSpec Home Inspection ServiceThis is a Confidential Report prepared for client only. Any Use by Unauthorized Persons Prohibited © 2017 AmeriSpec, Inc. AmeriSpec is a registered trademark of

AmeriSpec, Inc. AmeriSpec services provided by independently owned and operated franchise offices.

Review. Damage and/or openings observed to the roof to wall flashings at several areas. Recommendreview of all roof to wall flashings and repairs made as deemed necessary by a licensed professional.

Garage

4.3 Door OpenerComment. Electric eyes not installed. Recommend installing for an added safety feature.

4.8 Garage CommentsComment. Stored goods prevent thorough inspection of floors, walls, ceiling and electrical outlets.

Water Heater / #1

6.0.A Supply LinesFunctionalReview. No air was measured in the expansion tank at time of inspection. Most tanks are pre-charged at 40 PSI. We recommend referring to the tank manufacturer's specification sheet for itsrecommended amount of air and correcting the condition.

Water Heater / #2

6.5.B Overflow Pan / Drain LineComment. Water heater is located indoors without an overflow pan/drain line. This may not have beenrequired when the home was built or may be impossible due to interior location.

Laundry Area

7.2 Laundry Sink/FaucetReview. Leak observed at drainage assembly. Recommend review by qualified professional forrepair or replacement as necessary.

Heating System

9.5 Heating System ConditionReview. Boiler pressure at time of inspection was 27 psi. Typical boiler pressure should be in therange of 5 to 20 psi. Recommend review by a licensed HVAC contractor for corrections.

Evaporative Cooler System / #1

11.3.A Evaporative Cooler ConditionComment. Unable to operate due to system being winterized. Recommend client contact a licensedprofessional to confirm condition and operation prior to closing.




Comment. Fan belt is damaged/deteriorated. Recommend replacement.


11.3.B Evaporative Cooler ConditionComment. Unable to operate due to system being winterized. Recommend client contact a licensedprofessional to confirm condition and operation prior to closing.



11.3.C Evaporative Cooler ConditionComment. Unable to operate due to system being winterized. Recommend client contact a licensedprofessional to confirm condition and operation prior to closing.


Kitchen

12.0 ElectricalSafety. The GFCI at the bar sink did not respond to test when tripped. Recommend review bylicensed professional for repairs or replacement as needed for safety.

12.6 DisposalSafety. Rubber splash guard is deteriorated. Recommend replacing to ensure safety and properoperation.

12.7 DishwasherComment. Dishwasher is not secured properly in its opening. Recommend properly securing.

Full Bathroom

14.11 Traps / Drains / SupplyReview. Leak observed at the drainage assembly under the right sink. Recommend review andrepair by a qualified professional.

Master Bathroom

15.4 Tub/WhirlpoolReview. Small leak noted at plumbing. Recommend review and repair by a qualified professional.

15.7 Shower Base




Review. Cracking in grout observed. All missing or damaged grouting should be replaced. Seecomments below at General Bathroom Maintenance.

Interior

17.2 WindowsReview. Crank mechanism is not operational at the living room window marked with pink dot.Recommend repair or replace as needed for proper operation.

Comment. Missing screens observed at several windows. Recommend replacement for proper use.

17.3 WallsComment. Common cracks noted at several areas. Appear to be primarily a cosmetic concern.Recommend repairs as needed.

17.4 CeilingsComment. Bubbling in drywall observed on ceiling at the laundry room. The inspector probed stainswith a moisture detector, which showed no moisture present at time of inspection. Client is advised todetermine the source of staining and verify that corrections have been made.

17.6 Interior DoorsComment. Pocket door at master bathroom does not latch. Recommend corrections as needed.

End of Summary

Please refer to balance of the report for a detailed explanation of items in the Summary

If a re- inspection is requested in the future, any roof, appliance or electrical issues must have verification ofreview or repair by a licensed professional. This includes heating, air conditioning (refrigerated or

evaporative), water heaters and any other appliances. We do not go back onto roofs nor do we go back intocrawl spaces.

When ordering a re-inspection, we require a copy of the O R & W amendment along with documentation ofany work performed by contractors, prior to conducting the review.

Note: Our re-inspection will only cover those items that have been agreed upon in the final O R & Wbetween the buyer and seller and will not be based on any original request in the O R & W.

Our re-inspection will verify that items have been reviewed or repaired by a contractor. Items for repairperformed by the homeowner/seller will be listed but will not be certified.

Licensed To Casey Stangel




Amerispec Inspection Services505-453-6977

Doc #: 202002-9318 Inspector: Will Greene CertifiedInspector # 1941863219

Date: 2/4/2020Dwelling Address: 34 Vista De Las Sandias

Placitas NM 87043Client Name: John and Linda NystromClient's Agent: Shawn Reed Real Estate Company: Platinum Properties and

Investments, Inc

We attempt to give the client a comprehensive, clear-cut, unbiased view of the home. The purpose of this inspection is to identify'MAJOR' problems associated with the property being purchased or sold, although minor items may also be mentioned. Areas, whichmay be of concern to us, may not be of concern to the client and some items, which may be of concern to the client, may be consideredminor to us. Therefore, it is advisable to read the entire report. Where repairs or replacements are suggested, we recommend licensedprofessionals in that field be called upon to make those repairs. We can perform verification of repairs to ensure repairs or correctionswere made and also advise the client to obtain all paperwork from professionals concerning the work performed. These professionals willbe happy to provide you with written statements concerning their work. We further recommend maintaining all paperwork on repairs forfuture reference. FUTURE FAILURE: Items in the home can and do experience failure without prior indications. This report is a snapshot of the condition of the home at the time of inspection. We cannot determine if or when an item will experience failure. Therefore, wecannot be held responsible for future failure. Carbon monoxide and smoke detectors have been proven to save lives. Client is advised toinstall carbon monoxide and smoke detectors if not already present in home. Suggest consulting with your local municipality andmanufacture specifications as to the proper location and installation of these units.




TABLE OF CONTENTSSECTION PAGE

General Summary ........................................................................................................................... 1

Cover Page...................................................................................................................................... 5

Table of Contents............................................................................................................................ 6

Intro Page........................................................................................................................................ 7

1 Exterior ........................................................................................................................................ 9

2 Roof ........................................................................................................................................... 13

3 Chimney..................................................................................................................................... 15

4 Garage........................................................................................................................................ 16

5 Plumbing System....................................................................................................................... 18

6(A) Water Heater / #1 ................................................................................................................. 20

6(B) Water Heater / #2.................................................................................................................. 22

7 Laundry Area............................................................................................................................. 24

8 Electrical System ....................................................................................................................... 26

9 Heating System.......................................................................................................................... 27

10 Air Conditioning System ......................................................................................................... 29

11(A) Evaporative Cooler System / #1......................................................................................... 31

11(B) Evaporative Cooler System / #2 ......................................................................................... 33

11(C) Evaporative Cooler System / #3 ......................................................................................... 34

12 Kitchen..................................................................................................................................... 35

13 3/4 Bathroom ........................................................................................................................... 38

14 Full Bathroom.......................................................................................................................... 39

15 Master Bathroom ..................................................................................................................... 41

16 General Bathroom Maintenance .............................................................................................. 43

17 Interior ..................................................................................................................................... 44




Please take the time to analyze the following pages contained herein. This is your complete inspection report andmust be reviewed carefully. Below is an index of the ratings used in this report.SERVICEABLE: The item was observed, inspected or tested and appeared to be serviceable at time of inspection.

FUNCTIONAL: The item was observed, inspected or tested and appeared to be functional at time of inspection.

NOT INSPECTED or OPERATED: The item, system or component was not inspected or operated due toinaccessibility, temperature, weather conditions or the item is not within the scope of the inspection. Items with theheading 'Not Inspected or Operated' will appear in the 'Summary Report.'

COMMENT: The item was inspected and found to be deficient in some respect or in the inspector's opinionmaintenance needs to be performed. Items with the heading 'Comment' may appear in the 'Summary Report'.

REVIEW: The item was inspected and found to have deficiencies, was operating or installed incorrectly, is apossible health, fire, safety concern or in the inspector's opinion is at or near the end of its useful life. Items withthe heading 'Review' will appear in the 'Summary Report'.

SAFETY: A condition in a readily accessible, installed system or component which is judged to be a significantrisk of personal injury during normal, day-to-day use. The risk may be due to damage, deterioration, improperinstallation or a change in accepted residential construction standards.

DEFERRED MAINTENANCE: This refers to work that has not been done regularly to keep a building,equipment and/or appliances in good condition and working order. Examples of regular maintenance are, but notlimited to: cleaning, painting, lubrication and caulking. 'Deferred Maintenance' items should be addressed as soonas possible.

MOLD EXCLUSION: AmeriSpec is not responsible for discovering or reporting on the presence or absence ofmold or mildew. Furthermore, AmeriSpec is not responsible for any damages that arise from or are related to moldor mildew, even if the mold or mildew is a direct consequence of a condition upon which AmeriSpec is required toreport as set forth in the AmeriSpec Inspection Agreement.

Home was occupied at time of inspection. Efforts were made to inspect as much as possible, however, due to thepresence of personal items, many areas are not visible or accessible. Furniture, clothes and other personal itemsare not moved for the inspection. This is a limited review of many areas in this home.

GENERAL CONDITIONS

Inspector: Will Greene

In Attendance: Seller(s)

Occupancy: Occupied Property

Type of Structure: Single Family Home (1 Story)

Estimated Age: 26 Years

Weather: Snowy




Temperature: 20's

Start Time: 9:30 AM

Stop Time: 12:30 PM




ExteriorOur exterior evaluation is visual in nature and is based on our experience and understanding of commonbuilding methods and materials. Our review does not take into consideration the normal wear associated withvirtually all properties. Exterior surfaces should be kept well painted, stained or sealed to preventdeterioration. Grading and adjacent surfaces should be maintained and pitched away from the foundation toreduce the chances of water infiltration.

Driveway Type:Asphalt

Walkways:Concrete

Lot/Grade Drainage:Slope (Moderate)

Foundation:Slab

Structure Type:Wood frame construction

Exterior Wall Cladding:Traditional stucco

Exterior Trim:Wood

Gutters / Downspouts / Canales:Canales With Gutters

Fences / Gates:Stucco Covered Wall

Exterior Door(s):Wood, Wood with Glass

Porch:Concrete, Covered

Patio:Brick, Covered

Deck:Covered, Other

Stairs / Steps:Other

Step # Component Comment1.0 Driveway Asphalt driveways commonly experience minor cracking, shrinkage,

separation, etc. Normal maintenance will be required in the future toextend its designed life span. Sealing any cracks is important; waterinfiltrates cracks and causes the sub-strate to break down, resulting indeterioration of the asphalt.

1.1 Walkways The walkway(s) is in serviceable condition.

1.2 Bell/Chime The bell or chime control is located at the main entry and is operational.

1.3 Lot/Grade Drainage Property slopes moderately. Drainage around the home appeared to begenerally adequate at the perimeter of the dwelling.

1.4 Foundation/StructureType & Conditions

Limited view of the slab/foundation.

1.5 Exterior WallCladding

Traditional stucco. As a building material, stucco is a durable, attractiveand weather-resistant wall covering. The finish coat usually contained anintegral color and was typically textured for appearance. Cracks canoccur. As a rule, stucco defects larger than the thickness of a quarter(approximately 1/8-inch wide) should be repaired to help reduce moistureintrusion. It is important to maintain all exterior finishes. Sealing andcaulking all exterior wall penetrations as part of annual maintenance isrecommended to prevent water infiltration.

1.6 Trim, Eaves, Soffits &Fascia

Functional.




1.7 Gutters / Downspouts/ Canales

Canales with gutter and downspout system is present.

1.8 Fences / Gates Functional.

1.9 Exterior Faucets The exterior faucets are located at the front and rear of the property.Water pressure measured at 68 PSI at the time of inspection. The normaloperating range is considered to be between 40 to 80 PSI.

1.10 Exterior Door(s) Functional.

1.11 Electrical Ground fault interrupter provided for safety.

Comment. Motion lights observed. The inspector is unable to verify theproper operation of motion sensor devices during daylight hours.Recommend client verify proper operation with seller.

1.11 Electrical Comment. Light fixtures at the rear patio were inoperative at time ofinspection. Recommend client verify fixture for proper operation.

Comment. Weatherproof cover is missing at the porch ceiling outlet.Recommend installing cover for safety.




1.12 Porch Functional.

1.13 Patio Functional.

1.14 Irrigation System(s) Irrigation systems and related equipment (timing devices if present) arenot within the scope of this inspection. Client is advised to consult sellersas to operation and condition of the sprinkler system.

1.15 Deck Functional.

1.16 Exterior Comments As a part of routine maintenance, caulking should be applied around allwindows, doors and any voids when and where necessary. We alsosuggest keeping all vegetation trimmed away from wall cladding and roofsurfaces.




1.16 Exterior Comments Safety. No cap on the gas pipe observed. Recommend installing a capor plug, for safety.




RoofWhen inspecting the general quality and condition of the roofing material, the inspector cannot and will notoffer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. Our evaluationof the roof is to determine if portions of the roof covering are missing and/or deteriorating, and thereforesubject to leaking. Portions of underlayment and decking are hidden from view and cannot be evaluated byour visual inspection. Our inspection does not address issues of permits, codes, or manufactures specificationsof installation or defects. The inspector can only inspect what is visible at the time of inspection.

Methods Used to Inspect:Walked Roof

Roof Style:Flat

Roof Material Types:Built-up roof with gravel cover

Step # Component Comment2.0 Roof Penetrations and

Exposed FlashingsReview. Cracks, separations or other breaches observed to the rooftop penetrations (roof jacks) and projections. Recommend review ofall flashing, and repairs made as deemed necessary by a licensedprofessional.

Review. Damage and/or openings observed to the roof to wallflashings at several areas. Recommend review of all roof to wallflashings and repairs made as deemed necessary by a licensedprofessional.

2.1 Skylights Functional.

2.2 Roof Conditions Roof top appears to be 26 years old. At the time of the inspection, the

roof appeared to be in functional condition but anticipate ongoing

repairs and/or replacement in the near future. If client is concerned, we




recommend the roof covering be reviewed by a qualified roof

professional. We make no warranty, guarantee, or estimate as to the

remaining useful life of this roofing system.

2.3 Splash Blocks Comment. Recommend placing splash blocks on lower roof underupper canales to prevent water from eroding lower roof covering andexposing surface to sunlight damage.




ChimneyOur chimney review is limited to the visible and/or accessible components only. Examination of concealed orinaccessible portions such as flue lining or the adequacy of these chimneys to properly draft is not within thescope of this inspection. This includes determining the presence of a flue lining or checking for deterioration,damage or cracks if a flu lining is present.

Chimney & Chimney Flue Type:Framed Chase with Metal Flue

Step # Component Comment3.0 Spark Arrestor / Rain

CapSpark arrester and rain cap are present.




Garage

Type:Attached

Floor/Slab:Concrete

Garage Vehicle Door:Metal, Overhead Sectional

Fire Door:Wood

Walls:Finished

Ceiling:Finished

Step # Component Comment4.0 Electrical Ground fault interrupter provided for safety.

4.1 Floor/Slab Functional.

4.2 Garage Vehicle Door Garage doors are the heaviest moving part in a home, therefore extremecare must be taken to ensure safe and proper operation.

4.3 Door Opener This garage door opener is equipped with a safety reverse device, whichoperated when tested at the time of our inspection. The U.S. ProductSafety Commission recommends these devices be checked monthly forproper operation and safety.

4.3 Door Opener Comment. Electric eyes not installed. Recommend installing for anadded safety feature.

4.4 Fire Barrier Attached garages in most jurisdictions should be separated fromcommon walls of the house by a proper fire wall and fire door. This is tokeep the migration of any smoke or fire from entering the house in theevent of a fire in the garage. A self-closer on the fire door between thegarage and the house is an additional safety precaution.

4.5 Fire Door Self-closer installed as a safety feature.

4.6 Garage Walls Functional.

4.7 Garage Ceiling Functional.




4.8 Garage Comments Comment. Stored goods prevent thorough inspection of floors, walls,ceiling and electrical outlets.




Plumbing SystemOur focus in the plumbing portion of the inspection is directed at identifying visible water damage and/orproblems. Shut-off valves and angle stops under the kitchen or bathroom sinks and toilets are not turned ortested during the inspection due to the possibility of leaking. The water supply system was tested for itsability to deliver functional water pressure to installed plumbing fixtures and the condition of connectedpiping that was visible. Our plumbing inspection also consists of checking for functional drainage at allfixtures.

Main Water Shut-Off Location:Meter

Water Supply Lines:Copper, Plastic Pipe - PEX

Water Supply System:Public

Drain Waste Lines & Vent Pipes:Plastic

Gas Shut-Off Location:Front Exterior at Gas Meter

Fuel Type:Natural Gas

Step # Component Comment5.0 Fuel Supply Lines

and/or StorageFunctional. At the time of inspection there was no odor of gas detected.




5.1 Water System &Supply Lines

Main shut-off valve for the dwelling is at the meter. Since main shut-off valves are operated infrequently, it is not unusual for them to becomefrozen over time. They often leak or break when operated after a periodof inactivity. For this reason, main shut-off valves are not tested duringour inspection. We suggest caution when operating shut-offs that havenot been operated for a long period of time.

Comment. A water softening device was observed. This appliance wasnot inspected. Water treatment devices,are beyond the scope of thisinspection. We recommend referring to the Seller Disclosure Statementregarding the condition of this appliance. We further recommendconfirming proper operation.

PEX stands for cross-linked polyethylene. It is a type of plastic tubingused in both plumbing and heating applications. PEX has becomewidespread in the United States over the last 15 to 20 years. Because ofits ease of installation, reliability, and relatively low cost, PEX iscontinuously growing in popularity. It is more flexible, stands up tofreezing better, and is less expensive than copper and CPVC pipe.

5.2 Drain Waste Lines &Vent Pipes

Functional.




Water Heater / #1Our evaluation of the water heater is both visual and functional provided power and/or fuel is supplied to theunit. The water supply system was tested for its ability to deliver functional water pressure to installedplumbing fixtures and the condition of connected piping that was visible. Our plumbing inspection alsoconsists of checking for functional drainage at all fixtures. A spill pan and drain is advised if your waterheater is located in, adjacent to or above a finished area.

Location of unit:Mechanical Room/Closet

Water Heater Design Type:Standard

Brand / Capacity:50 Gallons, Bradford White -Manufacture Date: 2011

Supply Lines:Copper

Energy Source:Natural gas

Flue Venting:Metal

Step # Component Comment6.0.A Supply Lines Functional. Review. No air was measured in the expansion tank at

time of inspection. Most tanks are pre-charged at 40 PSI. Werecommend referring to the tank manufacturer's specification sheetfor its recommended amount of air and correcting the condition.

6.1.A Energy Source Functional.

6.2.A Temperature/ PressureRelief Valve

Since temperature pressure relief (TPR) valves are operated infrequently,it is not unusual for them to leak or break when operated after a period of




inactivity. For this reason, we do not test the TPR valve during ourinspection. When installed new, the TPR valve should be tested regularlyto ensure free movement in case of emergency.

6.3.A Combustion Chamber Combustion chamber closed and not visible for inspection.

6.4.A Flue Venting Functional.

6.5.A Water HeaterCondition

Water heater appeared to be operating as intended at time of inspection.

6.6.A Water HeaterComments

Comment. Inspector was unable to verify if a permit was obtained forthe installation of the water heater. No municipal inspection tagobserved. The unit was installed 9 years ago. Client should consultwith seller to determine if a permit was pulled for this system, prior toclosing on the property to ensure safe and proper installation.




Water Heater / #2

Location of unit:Mechanical Room/Closet

Water Heater Design Type:Standard

Brand / Capacity:40 Gallons, Bradford White -Manufacture Date: 2008

Supply Lines:Copper

Energy Source:Natural gas

Flue Venting:Metal

Step # Component Comment6.0.B Supply Lines Functional.

6.1.B Energy Source Comment. A drip leg (sediment trap) is not installed on gas supply line.A drip leg is used to catch any debris and condensation in a gas linebefore it reaches critical components, i.e., regulators. Drip legs werestate mandated in 2006 for all new construction. If older units arereplaced (pre-2006), drip legs are then required.

6.2.B Temperature/ PressureRelief Valve

Since temperature pressure relief (TPR) valves are operated infrequently,it is not unusual for them to leak or break when operated after a period ofinactivity. For this reason, we do not test the TPR valve during ourinspection. When installed new, the TPR valve should be tested regularlyto ensure free movement in case of emergency.

6.3.B Combustion Chamber Combustion chamber closed and not visible for inspection.




6.4.B Flue Venting Functional.

6.5.B Overflow Pan / DrainLine

Comment. Water heater is located indoors without an overflow pan/drain line. This may not have been required when the home was builtor may be impossible due to interior location.

6.6.B Water HeaterCondition

Water heater appeared to be operating as intended at time of inspection.

6.7.B Water HeaterComments

Comment. The water heater was serviceable at the time of theinspection, however, the unit is 12 years old and is considered to beoperating beyond its designed life span. Lifetime varies depending onthe amount of usage, maintenance and other factors. Anticipate repairsor replacing the water heater in the near future. We make no warranty,guarantee, or estimate as to the remaining useful life of this unit.




Laundry AreaIf the washer and dryer are present, they are not moved to prevent floor damage and the review of the areabehind the washer and dryer is limited. We recommend that you clean dryer vent pipes upon occupancy andthen regularly to enhance safety and performance.

Laundry Tub / Sink:Composite

Dryer Hookups:Electric

Step # Component Comment7.0 Exhaust Fan Functional.

7.1 Electrical Functional.

7.2 Laundry Sink/Faucet Sink appears to be in serviceable condition.




7.2 Laundry Sink/Faucet Review. Leak observed at drainage assembly. Recommend review byqualified professional for repair or replacement as necessary.

7.3 Clothes DryerElectrical/Gas/Venting

Functional.

7.4 Washing MachineHookups

Water supply valves are not operated during the inspection when theyare connected to appliances. These can leak at any time and should beconsidered a part of normal maintenance.




Electrical SystemOur electrical inspection meets the ASHI standards of practice and is done by sampling visibly accessiblewiring and fixtures. We do not move belongings and do not examine every fixture, outlet, wiring run, etc., nordo we remove insulation, or wall coverings. Covers are not removed, except for the cover of the mainelectrical panel, when this can be done safely and without risking damage to finish. Much of the wiring in thehome is not visible and not reviewed. Because electrical defects are safety concerns, we advise the use of alicensed electrician for cost estimates, repairs and upgrades.

Main Electrical Service Wires &Meter Location:Underground, Copper, Located atthe West Side of the Structure

Main Electrical Panel & MainShut Off Location:Main Shut-Off at Panel, Other

Sub-Panel Location(s):Exterior

Service Amperage and Voltage:150 AMPS and 120/240 Volts

Panel Type:Breakers

Branch Wiring Type:Copper

Wiring Method:Non-Metallic Sheathed Cable,Conduit (metal or plastic)

GFCI's/AFCI's:GFCI's Present

Futures Avaliable:No futures available for expansion

Electrical Panel Manufacturer:General Electric

Step # Component Comment8.0 Main Electrical

Service & MeterFunctional.

8.1 Main Electrical PanelCondition

Functional.

8.2 Electrical Sub-PanelCondition

Functional.




Heating SystemOur evaluation of heating systems is both visual and functional provided power and/or fuel is supplied to thecomponent. DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OFANY APPLIANCE, INCLUDING HEATERS AND HEAT EXCHANGERS, IS BEYOND THE SCOPE OFTHIS REPORT. Our inspection is not a heat engineering or sufficiency review. We recommend an annualcleaning and safety check by a licensed HVAC contractor who is trained in this furnace model.

Heating Unit Location(s):Mechanical Room/Closet

Heating System Services:Entire Home

Heating System Type:Boiler for Radiant Floors

Heating System Brand:Crown

Energy Source:Natural Gas with Shut-Off Valve

Exhaust Venting:Metal

Thermostat Location:Zoned

Distribution/Ducting:Radiant

Step # Component Comment9.0 Energy Source Functional.

9.1 Burner Chambers Burner chamber is only partially visible for inspection. Visible areaappeared satisfactory.

9.2 Exhaust Venting Functional.




9.3 Thermostat There are multiple thermostats for this system, each controlling adifferent zone.

9.4 Distribution/ DuctingSystem

The radiant floor heating system was checked using normal controls andthe heating system appeared to be operating as intended at the time ofinspection. Inspector checked floor temperature with electronic detectiondevice; floor temperature at the beginning of inspection was 65 degreesand after the system had operated for a substantial period of time, thefloor temperature was 70 degrees. Efficiency and load calculations arebeyond the scope of this inspection and expressly omitted from thisreport. Client is advised that not all components of a radiant floor heatingsystem are accessible to inspectors.

9.5 Heating SystemCondition

Review. Boiler pressure at time of inspection was 27 psi. Typicalboiler pressure should be in the range of 5 to 20 psi. Recommendreview by a licensed HVAC contractor for corrections.

9.6 Heating Comments We recommend the services of an HVAC company to clean and inspectthe heating system on an annual basis to optimize the unit’s operatingefficiency and life expectancy. Note: Unit is operating beyond itsdesigned life span.

Property is equipped with a boiler that supplies water for a radiantheating system. Radiant heating is encased within the concrete slab,walls, or ceiling. Client is advised that not all components of a radiantfloor heating system are accessible to inspectors.




Air Conditioning SystemOur evaluation of AC systems is both visual and functional provided power is supplied to the unit. Judgingthe adequacy of the cooling efficiency of air conditioning is a subjective evaluation, therefore, we only note apoor condition if, in the inspector's opinion, the adequacy seems less than normal. We urge you to evaluatethese systems prior to closing. We are not allowed to install gauges on the cooling system to perform adetailed evaluation due to concerns with refrigerants. This type of visual inspection does not determine theproper tonnage of A/C equipment needed or if the air conditioning equipment is properly sized for thedwelling or matched by brand or capacity. It is not within the scope of a General Home Inspection todetermine unit size, SEER rating or if the evaporator and condenser coil are matched properly on the ACsystem. A detailed evaluation of the cooling capacity is beyond the scope of this report. Air conditioners canbe damaged if operated in temperatures below 60 degrees or immediately after a cold night. We do not testunits in cold weather nor do we test units that have no power at the time of inspection. Winter covers canaccelerate corrosion and should not be used unless approved by the manufacturer. DISMANTLING AND/OREXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE IS NOT WITHINTHE SCOPE OF THIS INSPECTION.

AC Unit Location(s):Other

AC System(s) Services:Other

AC System Type:Ductless Mini-Split Unit

AC Brand:Other

Energy Source:Electric

Thermostat Location:Remote Control

Step # Component Comment10.0 Energy Source Functional.

10.1 Thermostat Functional.

10.2 Distribution/Ducting Blower.

10.3 AC Condition The air conditioner was activated to check the operation of the condenserand the fan, both of which appear to be in serviceable condition. Unit wasfunctioning properly when tested and appeared to be serviceable at timeof inspection. As with all mechanical equipment, the unit may fail at any




time without warning. As a detailed review of the cooling capacity of thisunit is beyond the scope of this inspection, we make no warranty as to thesystem's adequacy. Recommend referring to the Sellers DisclosureStatement regarding the condition of this unit.




Evaporative Cooler System / #1Our evaluation of Evaporative Coolers is both visual and functional provided power and water is supplied tothe unit. Judging the adequacy of the cooling efficiency of evaporative coolers is a subjective evaluation,therefore, we only note a poor condition if, in the inspector's opinion, the adequacy seems less than normal.This type of visual inspection does not determine the proper size of evaporative cooler equipment needed or ifthe evaporative equipment is properly sized for the dwelling. A detailed evaluation of the cooling capacity isbeyond the scope of this report. We do not test units in cold weather nor do we test units that have no powerand water at the time of inspection. We recommend inquiring of the sellers and/or occupants if any areas ofthe home do not cool well or are not supplied with cool air. You should obtain warranty paperwork, ifapplicable, and request receipts for any recent repairs. Winter covers can accelerate corrosion and should notbe used unless approved by the manufacturer. DISMANTLING AND/OR EXTENSIVE INSPECTION OFINTERNAL COMPONENTS OF ANY APPLIANCE IS NOT WITHIN THE SCOPE OF THISINSPECTION.

Location of unit:Roof

Evaporative Cooler Services:East of Home

Energy Source:Electric With Disconnect

Thermostat/Controls Location:Hallway

Distribution/ Ducting:Ducts/Registers

Step # Component Comment11.0.A Energy Source Functional.

11.1.A Controls/ Thermostat Comment. Not operated due to unit being winterized.




11.2.A Distribution/ DuctingSystem

Efficiency and load calculations are beyond the scope of this inspectionand expressly omitted from this report.

11.3.A Evaporative CoolerCondition

Comment. Unable to operate due to system being winterized.Recommend client contact a licensed professional to confirm conditionand operation prior to closing.







Evaporative Cooler Services:West of Home




Step # Component Comment11.0.B Energy Source Functional.

11.1.B Controls/ Thermostat Comment. Not operated due to unit being winterized.

11.2.B Distribution/ DuctingSystem


11.3.B Evaporative CoolerCondition








Evaporative Cooler Services:Den




Step # Component Comment11.0.C Energy Source Functional.

11.1.C Controls/ Thermostat Comment. Not operated due to unit being winterized.

11.2.C Distribution/ DuctingSystem


11.3.C Evaporative CoolerCondition






KitchenAppliance inspection is beyond the scope of the American Society of Home Inspectors Standards of Practicebut, as a courtesy to our clients, we perform a visual and operational inspection of all built-in appliances. Theappliances listed in this report are operated, if accessible and power is supplied. Cooking systems are checkedfor burner operation but not for calibration, timers, special features or cleaning cycles. Built-in dishwashersare run through a full normal wash cycle to determine if the system is free of leaks and excessive corrosion.Please double-check appliance operation just before closing and re-check for secure cabinets, counters andappliances. Upon occupancy, the client should secure any freestanding oven so it cannot tilt forward whenweight is applied to the door. (Most ovens come with directions on how to do this.) Individuals have beeninjured when sitting on or standing on these doors. Clients are advised to purchase a home protection planbecause appliances, including new appliances, can fail at any time, including immediately after theinspection. Older appliances (five years or older), of course, are more prone to failure.

Cabinets:Wood

Counter Tops:Granite

Sinks:Ceramic

Built in Cook Top Type & BrandName:Gas, Jenn Air

Built in Oven Type & BrandName:Electric, KitchenAid

Dishwasher Brand:KitchenAid

Garbage Disposal Brand Name:Other

Microwave Brand Name:Whirlpool

Hood / Fan / Light:Exterior Vented

Step # Component Comment12.0 Electrical Ground fault interrupter provided for safety.




12.0 Electrical Safety. The GFCI at the bar sink did not respond to test whentripped. Recommend review by licensed professional for repairs orreplacement as needed for safety.

12.1 Cabinets Functional.

12.2 Counter Tops Functional.

12.3 Sinks Sink appears to be in serviceable condition.

12.4 Faucets Functional.

12.5 Traps / Drains /Supply

Flow and drainage were serviceable at the time of inspection.

12.6 Disposal Safety. Rubber splash guard is deteriorated. Recommend replacingto ensure safety and proper operation.

12.7 Dishwasher Dishwasher was operational at the time of inspection. Dishwashers mostcommonly fail internally at the pump, motor or seals. We do notdisassemble these units to inspect these components. Our inspection islimited to operating the unit on the 'normal wash' cycle only. Werecommend you operate this unit.




12.7 Dishwasher Comment. Dishwasher is not secured properly in its opening.Recommend properly securing.

12.8 Ranges/Ovens/Cooktops

The oven and/or cooktop elements were tested at the time of inspectionand appeared to function properly.

12.9 Built in Microwave Built-in microwave ovens are tested using normal operating controls.Unit was tested and appeared to be serviceable at time of inspection.Leak and/or efficiency testing is beyond the scope of this inspection. Ifconcerned, client should seek further review by qualified technician.

12.10 Hood / Fan / Light Functional.




3/4 Bathroom

Exhaust Fan(s):Fan Only

Sinks:Composite

Shower Base:Tile

Shower Surround:Tile

Shower Door:Tempered Safety Glass

Countertop:Composite

Cabinets:Wood

Step # Component Comment13.0 Exhaust Fan Functional.



13.3 Sink Faucets Functional.

13.4 Shower Base Functional.

13.5 Shower Surround Functional.

13.6 Shower Faucet Functional.

13.7 Shower Door Tempered safety glass installed.

13.8 Toilet Functional.


Flow and drainage were serviceable at the time of inspection.

13.10 Countertops &Cabinets

Functional.




Full Bathroom


Sinks:Composite

Bath Tub/Shower:Combination Bathtub & Shower

Tub/Shower Surround:Tile

Shower Base:Same as tub

Countertop:Composite

Cabinets:Wood

Step # Component Comment14.0 Exhaust Fan Comment. Exhaust fan is noisy. This may indicate a worn armature or

bearings. The fan may eventually need to be replaced to correct thiscondition.



14.3 Sink Faucets Functional.

14.4 Tub/Whirlpool Functional.

14.5 Tub Surround Functional.




14.6 Tub Faucet Functional.

14.7 Shower Base Same as tub.

14.8 Shower Surround Same as tub.

14.9 Shower Faucet Same as tub



Review. Leak observed at the drainage assembly under the rightsink. Recommend review and repair by a qualified professional.

14.12 Countertop &Cabinets

Functional.




Master Bathroom


Sinks:Ceramic

Tub/Whirlpool:Whirlpool Tub & Seperate Shower

Tub & Shower Surround:Tile

Shower Base:Tile

Shower Door:Glass

Countertop:Tile

Cabinets:Wood

Step # Component Comment15.0 Exhaust Fan Comment. Exhaust fan is noisy. This may indicate a worn armature or

bearings. The fan may eventually need to be replaced to correct thiscondition.



15.3 Sink Faucet Functional.




15.4 Tub/Whirlpool Whirlpool tub was filled to a level above the water jets and operated tocheck intake and jets. Pump and supply lines were not completelyaccessible. The items tested appeared to be in serviceable condition. Awhirlpool/Jacuzzi bath that has not been properly maintained exposes thebather to the residue of all past users. Research has demonstrated thatwhirlpool/Jacuzzi bathtub circulation systems can only be properlycleaned with the use of specialized equipment that will heat, convey andconcentrate cleaning solutions (detergents, de-scalers and disinfectants)throughout the entire circulation system.

15.4 Tub/Whirlpool Review. Small leak noted at plumbing. Recommend review andrepair by a qualified professional.

15.5 Tub Faucet Functional.

15.6 Tub Surround Functional.

15.7 Shower Base Review. Cracking in grout observed. All missing or damagedgrouting should be replaced. See comments below at GeneralBathroom Maintenance.

15.8 Shower Surround Functional.

15.9 Shower Faucet Functional.

15.10 Shower Door Functional.



Flow and drainage appeared serviceable at the time of inspection.

15.13 Countertop &Cabinets

Functional.




General Bathroom MaintenanceThe joints of the tub/shower walls should be caulked or grouted to reduce the potential for water ormoisture penetration behind the surround as part of routine maintenance. Failure to keep the wallssealed can cause deterioration and extensive damage to the interior walls, which is not always visible tothe inspector.




InteriorOur interior review is visual and evaluated with similar aged homes in mind. Cosmetic considerations andminor flaws such as a torn screen or an occasional cracked window can be overlooked, thus we suggest youdouble check these items, if concerned. Inspections are limited to visible and/or accessible areas. Personalbelongings and furniture restrict access to receptacles, windows, walls and flooring.

Smoke Detector Locations:Bedrooms, Hallway

Floors:Brick, Laminate

Interior Doors:Bi-fold, Pocket, Wood

Windows & Frames:Aluminum, Wood, Casement,Single Hung, Thermal Pane

Ceilings:Drywall

Walls:Drywall

Fireplace(s):Gas Log Lighter

Step # Component Comment17.0 Electrical A representative number of outlets were tested. Those tested were

functional.

17.1 Smoke Detectors/ CODetectors

Home has combustible appliances and/or an attached garage. If notpresent, client should consider installing carbon monoxide detectors as asafety enhancement. CO alarms should be installed near bedroomentrances and at each level of a multi-level home.

17.2 Windows Double glazed insulated windows observed in the home. The inspector isunable to determine if all double glazed insulated windows in thisproperty are completely intact and without compromised seals.Conditions indicating a broken seal are not always visible or present andmay not be apparent or visible at the time of inspection. Changingconditions such as temperature, humidity, and lighting limit the ability ofthe inspector to visually review these windows for broken seals. For morecomplete information on the condition of all double glazed windows,consult the seller prior to closing.

17.2 Windows Review. Crank mechanism is not operational at the living roomwindow marked with pink dot. Recommend repair or replace asneeded for proper operation.

Comment. Missing screens observed at several windows. Recommendreplacement for proper use.

17.3 Walls Comment. Common cracks noted at several areas. Appear to beprimarily a cosmetic concern. Recommend repairs as needed.

17.4 Ceilings Comment. Bubbling in drywall observed on ceiling at the laundryroom. The inspector probed stains with a moisture detector, which




showed no moisture present at time of inspection. Client is advised todetermine the source of staining and verify that corrections have beenmade.

17.5 Floors Functional.

17.6 Interior Doors Comment. Pocket door at master bathroom does not latch. Recommendcorrections as needed.

17.7 Fireplace(s) Fireplace is equipped with a gas log lighter. Buyer is cautioned never touse a log lighter as a substitute for a gas log conversion unit.

Comment. Inspection of the fireplace and chimney is visual in natureonly. It is beyond the scope of this inspection to determine if thefireplace/chimney is operational. If the client desires such information,we recommend a fireplace and chimney cleaning/inspection.

17.8 Stairway/Railings Functional.

17.9 Interior RoomComments

This home is equipped with a central vacuum system, which is outsidethe scope of this inspection and was not tested. Recommend clientconfirm proper operation.




34 Vista De Las Sandias / Amerispec Inspection Services / Will … · 2020-02-18 · Amerispec...

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