Matt and Paige Wimmer
Customer:
Customer Address:
City, State, Zip:
Customer Phone Number:
(208) 392392-3472
5542 N. Collister Rd.
Boise, ID 83703
Inspection Address:
City, State, Zip:
4/3/2013
09:30 AM
Inspection Date:
Inspection Time:
Reporting Instructions:
Mail
remit to customer
remit to realtor
Is the mailing address the same as the customer address?
Mailing Address:
City, State, Zip:
Email
paigelac@gmail.com,
paigelac@gmail.com
Fax
Weather conditions:
Partial Overcast
mattgwimmer@gmail.com
45°
45°F
Outside Air Temperature:
General Description of Property:
Overall Condition:
Type:
Plot size:
Approximate square footage:
Approximate date of construction:
Main entrance faces:
Acceptable
Single Family
0.265 acres
1304 sq. ft.
1978
NorthNorth-West
1
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Doris Jenkins
Realty One Professionals
Professionals Plus
Buyer Agent Name
Agency
Attended Inspection?
Mailing Address
7310 Potomac Dr.
City, State, ZIP:
Boise, ID 8370
83704
Phone:
(208) 322322-2700
Fax:
(208) 322322-2756
Email:
ddjenkins@cableone.net
Seller Agent Name
Nick Hilton
Silvercreek
Silvercreek Realty Group
Agency
Attended Inspection?
Mailing Address:
1099 SW. Wells St. Ste. 200
City, State, ZIP:
Meridian, ID 83642
Phone:
(208) 377-0422
Fax:
njhiltongroup@gmail.com
Email:
2
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
SERVICE CONTRACT .................................................................................................................................................... 4
INSPECTION KEY........................................................................................................................................................... 6
COMMENTS REGARDING THE PROPERTY INSPECTION ........................................................................................... 7
INSPECTION RESULTS OVERVIEW .............................................................................................................................. 8
Immediate safety concerns ......................................................................................................................................................... 8
Repair items ............................................................................................................................................................................... 8
Items requiring future monitoring ............................................................................................................................................... 8
Items requiring periodic maintenance ......................................................................................................................................... 8
INSPECTION PICTURES ...............................................................................................................................................10
OUTDOOR STRUCTURES AND SURFACES ................................................................................................................15
STRUCTURAL SYSTEMS ..............................................................................................................................................17
ELECTRICAL SYSTEMS................................................................................................................................................26
HVAC SYSTEMS............................................................................................................................................................28
PLUMBING SYSTEMS ...................................................................................................................................................30
APPLIANCES .................................................................................................................................................................32
POOLS AND HOT TUBS................................................................................................................................................34
SPRINKLER SYSTEM....................................................................................................................................................34
SAFETY AND SECURITY SYSTEMS .............................................................................................................................35
HOME PERIODIC MAINTENANCE AND ENERGY EFFICIENCY RECOMMENDATIONS .............................................36
3
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Service Contract
This Service Contract is entered into by and between Criterion Property Inspectors, LLC (“Criterion”) and the undersigned.
Criterion will perform an inspection of the property located at 5542 N. Collister Rd. Boise, ID 83703 (The “Property”). The
purpose of this inspection is to ascertain the condition of the property, its major components, systems, and structures.
Criterion will deliver to the undersigned one written report documenting the results of the inspection. Additional copies of
the report may be obtained for an additional nominal fee.
The inspection will be limited to visual inspection methods only; the inspection is not an engineering analysis. It may not
impart, nor does it imply any sort of existing compliance with any state or federal regulation or code of regulations. It is
merely a statement of the observed physical condition of the property at the time of inspection.
Criterion is not required to test all functionality of a system’s parameters if a statistical sample is representative of the
whole (i.e. electrical outlets). No tests will be performed upon dormant or inoperative systems (i.e. lawn sprinkler systems
will not be tested during winter).
Criterion will not necessarily perform any disassembly of systems for purposes of performing testing. If access is not
available to a structure or system, that structure or system may not be inspected, in which case the report will reflect the
lack of access.
Criterion does not employ any sort of intrusive or destructive testing of structures or systems, and hence cannot verify the
integrity of any concealed or inaccessible features or members.
Criterion does not necessarily report on, and specifically performs no analyses for, the presence or absence of any
potential environmental hazards or contaminants, including but not limited to the following:
Lead
Pesticides
Formaldehydes
Benzene
Radon Gas
Mold or Mildew
Other chemical, biological, or radiological contaminants
4
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Criterion is not licensed in the testing or remediation of chemical, biological, or radiological hazards.
The inspection and report are not to be construed as a warranty or guarantee of the property, or any of its respective
systems, sub-systems or components. The inspection and report are not to be construed as a certification of safety, or the
future safe operation of any system or structure.
Criterion’s liability is strictly limited to the value of the inspection.
Dated this 3rd day of April 2013.
_____________________________
Signature
Lloyd C. Lyle IV
Lloyd C. Lyle IV, Owner
_____________________________
Printed Name
5
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Inspection Key
Excellent
A rating of excellent indicates that the feature of interest is in substantially better condition than would be expected for its
age and usage.
Good
A rating of good indicates that the feature or system of interest is in better condition than would be expected for its age
and usage.
Acceptable
A rating of acceptable indicates that the feature or system is average for its age and usage.
Immediate Safety Concern
An immediate safety concern indicates that the feature or system of interest presents an immediate threat to health and
safety. The concern should be addressed immediately by a professional in order to prevent injury or loss of life.
Repair
The feature or system is substantially below average in its condition, and requires corrective action to prevent further
deterioration.
Monitor
The feature or system needs further investigation and/or monitoring in order to determine if corrective action is necessary
Maintenance Required
The feature or system requires performance of previously deferred periodic maintenance to prevent further deterioration.
Not Inspected
The feature or system was not visible or accessible for inspection
Not Applicable
The condition does not apply to the feature or system under consideration.
6
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Comments Regarding the Property Inspection
No property is flawless
Regardless of whether a property is newly built, or has been in place for many years, there will typically be some amount
of associated imperfections. Some of these faults will have occurred during construction; some are the result of normal
wear and tear, and still others the result of damage or deferred maintenance. The reporting of items or aspects of a
property which are less than ideal should not be interpreted as being discrepant from a formal property appraisal or
comparative market analysis. A comparative market analysis (property appraisal) makes its own assumptions about the
relative condition of a property, and does not assume that a property is in pristine condition. This report comments upon
the condition of a property and its systems in order to provide the potential purchaser with a more in-depth familiarity with
the property than that which is provided by a market analysis.
Expected lifetime
Many components of a structure or property have a typical or expected lifetime. The inspection report will typically
comment upon both the expected remaining lifetime, and any apparent discrepancy from the current expected condition of
the feature being discussed (either positively or negatively so).
Maintenance costs
Typical property maintenance costs should, on average, be between 1% and 2% of the total property value annually. If
this maintenance has been neglected or deferred for many years, the amount of money required to bring the property into
an average state of repair may be considerably more.
Repair estimates
Occasionally, upon request, estimates may be provided for the repair of some system, or aspect of a property. Typically,
a range of prices will be given for this repair, with the low end pricing being reflective of material costs, while the upper
end of the range might reflect the prices paid to a professional for those same repairs. The customer is encouraged to
compare prices for themselves from a number of sources prior to engaging a contractor’s services. Be aware also, that
although it might seem less expensive, one doesn’t always possess the necessary skills, tools, time or other resources
required to perform those repairs.
Customer satisfaction
We at Criterion Property Inspections understand that the purchase of a property, either for personal use, professional
use, or investment, is often one of the largest expenditures an individual or organization can undertake. If for any reason,
some portion of the inspection report requires further explanation or elaboration. Please don’t hesitate to contact us for
additional information. We archive all inspections, and would be happy to review any aspects of the report which might
require further detail.
7
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Inspection results overview
Dear Matt and Paige Wimmer,
Thank you for choosing Criterion Property Inspection as your property inspector.
This home was built in 1978 It is in Acceptable condition for its age.
The details of the inspection can be found within the body of the report.
Immediate safety concerns
Electrical Service Panel------------------------------------------------------------------------------------------------------------------------------24
Repair items
Patios-------------------------------------------------------------------------------------------------------------------------------------------------------13
Sidewalks--------------------------------------------------------------------------------------------------------------------------------------------------13
Driveways-------------------------------------------------------------------------------------------------------------------------------------------------14
Foundation Vents---------------------------------------------------------------------------------------------------------------------------------------16
Exterior Doors-------------------------------------------------------------------------------------------------------------------------------------------17
Weatherstripping---------------------------------------------------------------------------------------------------------------------------------------17
Laundry Facilities--------------------------------------------------------------------------------------------------------------------------------------31
Items requiring future monitoring
Grading / Drainage------------------------------------------------------------------------------------------------------------------------------------14
Items requiring periodic maintenance
Retaining Structures----------------------------------------------------------------------------------------------------------------------------------13
Crawl Space---------------------------------------------------------------------------------------------------------------------------------------------16
Chimney--------------------------------------------------------------------------------------------------------------------------------------------------18
Rain Gutters---------------------------------------------------------------------------------------------------------------------------------------------20
Wall Exterior Sheathing-----------------------------------------------------------------------------------------------------------------------------22
Dishwasher----------------------------------------------------------------------------------------------------------------------------------------------30
I retain full documentation of each inspection, and can provide both notes and digital photographs if further clarification is
required. Criterion Property Inspection’s office phone number is (208) 995-5348, or I can be reached via email at
CriterionInspections@cableone.net
Lloyd C. Lyle IV
8
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
9
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Inspection Pictures
Spalling concrete, front sidewalk
Cracked concrete slab, driveway
Cracked concrete slab, driveway
Spalling concrete, front sidewalk
Spalling concrete, front sidewalk
Oil/rust stains, driveway
Detached foundation vent, southeast
corner
Damaged floor gasket, garage door
Damaged foundation vent, southeast
corner
10
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Damaged floor gasket, damaged panel,
garage door
Weather damaged fence pickets
Wood rot in center fence post, this
section
Water damaged soffit
Water damaged soffit
Water damaged soffit
Damaged, incorrectly installed dryer
vent exhaust hood
Cracked concrete patio slab
Trim detached from substrate
11
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Crack in retaining wall
Crumbling mortar top of retaining wall
Crawlspace (reference only)
Caulked joints between lapped siding
members requires re-caulking, rear of
structure
Caulked joints between lapped siding
members requires re-caulking, rear of
structure
Raised panel front door damaged
Stile glued joint failure, front door
12
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Stile glued joint failure, front door
Drywall section missing garage at
electrical service, repair/replace
Crawlspace (reference only)
Debris in roof gutters (typical)
Damaged drywall ceiling, garage
Moisture seeping into crawlspace
between foundation footing and stem
wall
Attic space, compressed insulation
Cracked mortar, chimney cap
Chipped flooring, living room
Branch contacting structure should be
trimmed
13
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Drain clean-out location, front yard
14
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Outdoor Structures and Surfaces
Decks:
Condition:
Not Applicable
Condition:
Repair
Comments:
Patios:
Comments:
The back patio concrete slab is cracked in several locations. Sealing is required. I recommend sealing with
a concrete crack sealant to prevent intrusion of additional moisture and further deterioration.
Grills or other cooking equipment:
Condition:
Not Applicable
Applicable
Comments:
Outbuildings:
Good
10' - 0" x 12' - 0"
Condition:
Comments:
Size:
Retaining Structures:
Condition:
Maintenance Required
Comments:
There is a crack in the retaining wall at the northeast boundary of the property. There is no lateral
displacement and no extensive gap separation of concrete on either side of the crack. It is likely the
result of settling over time, and typical for concrete construction of this type. I suggest monitoring this
situation over time to ascertain that it does not begin to exhibit either of these conditions. Consult a
qualified professional if either lateral displacement or gapping noticeably increases.
There is crumbling mortar between the first two pre-cast concrete blocks in the top course of the
retaining wall surrounding the outbuilding. I recommend that the mortar be replaced at these two joints in
order to prevent the intrusion of moisture, and water-related damage.
Sidewalks:
Condition:
Repair
Comments:
There is fairly severe spalling of the concrete surface of the sidewalk along the street. This is not
unexpected for the age of the sidewalk, and the particular location with high winter and springtime run-off
from further up the street. I advise repairing the most severely affected areas by filling the low areas
15
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
with a concrete patch kit. This will prevent pooling of water, and the associated freeze thaw cycles that
will rapidly deteriorate the existing sidewalk. Here is a link to a typical concrete patch kit…
http://www.homedepot.com/p/t/100275522?catalogId=10053&langId=1&keyword=concrete+patch&storeId=10051&N=5yc1v&R=100275522#specifications
Driveways:
Condition:
Repair
Comments:
There is minor spalling of the driveway. There are two cracked and tilted slab sections at either corner of
the bottom of the driveway. There are oil and rust stains on the slab adjacent to the garage door. I
recommend that the cracked sections be repaired or replaced to prevent precipitation run-off from
eroding the earth below the driveway, and causing further damage. Remove the damaged sections, build
up the earth below the removed sections so that they will lay flush with the top of the existing driveway,
and bond/seal the crack with something like this…
http://www.homedepot.com/p/t/100653148?catalogId=10053&langId=1&keyword=concrete+patch&storeId=10051&N=5yc1v&R=100653148#.UVzDy5PqmSo
Grading / Drainage:
Condition:
Monitor
Comments:
The grading in the back yard and of the back patio does not meet International Building Code minimum
requirements. Those requirements stipulate that the grading from the house should be a minimum of 5%
for 10 feet and a minimum of 1% to 25 feet, but in fact the back yard and back patio both slope very
slightly toward the structure. In the crawlspace, barrier on the hill-ward side, there is fairly damp earth
under the vapor barrier and evidence of seepage between the stem wall, and stem wall footing at the
northeast corner of the structure. No significant deterioration of the wood sill plate or cripple wall
vertical studs was observed in this area by penetration probing with an awl. I recommend improving the
grading in the back yard, or installation of a drain line at the base of the east stem wall to prevent
further moisture intrusion.
16
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Structural Systems
Condition: Not Applicable
Basement or Cellars:
Construction Details:
Condition: Not Applicable
Basement Walls:
Construction Details:
Insulation:
Type:
R-Value:
Condition: Not Applicable
Basement Floors:
Construction Details:
Insulation:
Type:
R-Value:
Condition: Not Applicable
Basement Stairs:
Construction Details:
Windows / Lightwells:
Condition: Not Applicable
Doors:
Condition:
Not Applicable
Condition:
Not Applicable
Condition:
Not Applicable
Condition:
Not
Not Applicable
Comments:
Sump Pump:
Make:
Inspection Method:
Model:
Comments:
Cabinets / Closets:
Construction Details:
Comments:
Ceilings:
Construction Details:
Comments:
17
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Good
Raised Stem Walls with Pier Footings
Condition: Repair
Foundations / Footings:
Condition:
Construction Details:
Vent Screens/Louvers:
Comments:
The foundation and footings are in generally very good repair. There is one damaged and one partially
detached foundation vent at the southwest corner of the foundation. I advise repairing/replacing these
vents. This will prevent vermin and wildlife entrance into the crawlspace.
There is excessive deflection of the floor joists under load in the front half of the structure. I suggest
installation of additional floor bearing posts and pre-cast concrete footings in the crawlspace where
desired for greater floor rigidity. This is a fairly easy operation; just place the footing below the midpoint
if a joist span, jack up the joist ¼”-1/2” and cut a 4” x 4” post section. Place it on the footing, and release
the jack, allowing the load to settle on the new support post. Consult a contractor if this seems to
exceed your experience or comfort level.
Crawl Space:
Condition:
Sub-Floor Insulated:
Insulation:
Inspection Method:
Type:
Maintenance Required
R-Value:
From crawlspace.
Foundation Wall:
Insulation:
Type:
Expanded Polystyrene.
Vapor Barrier:
R-8
Acceptable
R-Value:
Condition:
Comments:
There is evidence of vermin (mice feces) in the crawlspace. There is evidence of past moisture and there
is currently moisture adjacent to the east foundation wall. There are minor amounts of debris in the
crawlspace. I recommend removing any debris, and replacing/repairing the discrepant foundation vents.
This will prevent vermin from entering the crawlspace, and the lack of debris will insure there is no
sustenance or nesting materials available.
18
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Doors
Condition: Repair
Exterior Doors:
Weatherstripping:
Condition: Repair
Doorbell:
Condition: Good
Comments:
There are visible gaps in the front door between the raised panel and stile on the latch side of the front
entry door. There is also a gap between the latch-side stile and the weather-stripping when the door is
latched. I recommend that the door and jamb be repaired or replaced if desired. Repairing this type of
problem a raised panel door can be accomplished by driving the stile away from the raised panel where
the existing glued joint has failed, applying additional glue and clamping. The gap between the door and
weather-stripping can be corr3ected in several ways. Because of the door jamb’s type of construction, the
stop can be detached from the jamb and repositioned so As to remove any gapping. Alternatively, it would
be fairly easy and inexpensive to replace the existing weather-stripping with a newer product that would
fill the existing gap.
Garage Doors
Condition:
Acceptable
Good
Condition:
Good
Condition:
Garage Door Opener(s)
Make: Overhead
Model: 100
Overhead Door
Model Number:
Opener Remote(s)
Torque reverse mechanism operates?
Photo-electric reverse mechanism operates?
Exterior Service Door:
Comments:
The garage door is constructed of medium density fiberboard (MDF) panels and Douglas fir stiles. There is
a crack in one MDF panel, weathering damage to the outside of several panels, and the bottom gasket is
torn in two locations. The weather-related damage to the door exterior is due to past failure to keep a
protective paint coating on the door (the current paint coat is well maintained). I advise repairing the
cracked panel by filling with quality wood glue and wood flour (finely divided sawdust), and sanding. Pitting
of the panel exteriors can be accomplished in the same way if desired. Make certain, however, that the
door is protected by a solid layer of primer and paint once the repair has been accomplished as MDF is
otherwise highly susceptible to water damage. I recommend replacing the gasket on the door bottom to
increase overall home energy efficiency, and to prevent any pests or vermin egress into the structure.
Interior Doors:
Comments:
Condition:
Good
19
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Condition:
Good
Chimney:
Condition:
Damper:
Condition:
Gas Shut-Off:
Location:
Igniter:
Condition:
Maintenance Required
Good
Not Applicable
Refractory Lining:
Comments:
Condition:
Fireplaces / Stoves:
Type:
Wood Fireplace.
Condition:
Not Applicable
Good
The fireplace is in very good condition. The chimney however has a fair amount of soot buildup, and should
be cleaned. The mortar cap on the top of the chimney is also cracked in several locations, and one section
of mortar is entirely detached from the brick and mortar. I recommend that the mortar cap be repaired.
Moisture intrusion into the mortar cap, and the brick chimney, will rapidly deteriorate both. Please refer
to the section entitled “Home Periodic Maintenance and Energy Efficiency Recommendations - fireplaces”
near the end of the report as well.
I observed soot around the exterior of the fireplace screen at the top of the screen. Upon further
investigation, I determined that the clamps attaching the screen and door unit to the fireplace were
extremely loose, and that the right-hand clamp was hanging from the screen frame. I re-attached the
loose clamp, and tightened both clamps to the appropriate torque.
Floors
Condition: Acceptable
Carpet
Comments:
The carpet is composed of 20” adhesive industrial carpeting squares. It is in good condition.
Wood
Comments:
Condition:
Acceptable
The flooring in the kitchen and dining/living area is comprised of stained and sealed oriented strand-board
(OSB) panels. It is in generally good condition with a couple of minor chips, and scuffed areas.
The flooring in the main bathroom is engineered wood laminate in excellent condition.
Stone
Comments:
Condition:
Good
Condition:
Excellent
The front entry is floored with flagstones in good condition.
Tile
20
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Comments:
The master bath flooring and shower stall are comprised of tile in excellent condition.
Vinyl
Comments:
Condition:
Not Applicable
21
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Roof:
Inspected from:
Approximate age:
Condition:
Excellent
Condition:
Excellent
Roof.
1 year.
Construction Details:
Hipped/Gabled.
Comments:
The roof sheathing appears to be new or very nearly new.
Roofing Material
Construction Details:
Composition Asphalt Shingles.
Comments:
The architectural-grade composition asphalt shingles are either new or very nearly new. A roof of this
type can be expected to last for 25-30 more years in our locale and climate.
Roof Framing
Construction Details:
Condition:
Good
Condition:
Good
Condition:
Maintenance Required
Good
Not Applicable
Engineered Trusses.
Comments:
Roof Sheathing
Construction Details:
Plywood.
Comments:
Rain Gutters:
Downspouts
Condition:
Splash Blocks
Condition:
Comments:
All rain gutters have appreciable amounts of granule sediment from the new roof sheathing material. This
is typical of new installations for a period following installation. I recommend that the gutters be cleaned
since this debris can impede drainage causing gutters to overflow during heavy precipitation events
subsequently causing potential water-related damage to the soffit.
22
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Roof (Continued…)
Ventilation
Condition:
Eave Vents
Jack Vents
Soffit Vents
Gable Vents
Ridge Vents
Attic Vent Fan:
Condition:
Make:
Switch / Control:
Good
Wind Turbine Vents
Not Applicable
Model:
Switch Location
Comments:
Attic Space
Good
Type: Fiberglass, blownblown-in. R-Value: R-34
Condition:
Insulation:
Comments:
The attic insulation is generally superior in R-value, and has been installed recently. It has, however, been
compressed and matted down along a path down the rafter centerline. I advise decompressing this
matted insulation, or adding additional insulation as the current situation will reduce the overall energy
efficiency of the structure.
Flashing
Type: Galvanized Steel.
Condition:
Drip Edge
Condition:
Good
Good
Condition:
Acceptable
Comments:
Soffits:
Comments:
The soffits exhibit water-related damage in several locations. It is not serious, and the underlying possible
causes have already been addressed. The damage could be the result of any or all of the following.
Deferred maintenance painting the soffits, deferred maintenance in replacing the roof sheathing when
required, or deferred maintenance cleaning the gutters. I suspect that the current state of the gutters
is not the root cause because the water damage to the soffit material predates the current roof.
23
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Good
R-Value: R-12
Walls
Condition:
Exterior Sheathing Details:
Fiberglass batt.
2" x 4" Wood Stud
Brick/Stucco/
Brick/Stucco/Wooden
ooden clapboard.
clapboard.
Interior Sheathing Details:
Gypsum drywall.
Insulation:
Framing Details:
Type:
Condition:
Condition:
Maintenance Required
Good
Comments:
There are several gaps between the ends of the wooden lap siding on the rear exterior wall. These gaps
were previously caulked, but the caulking has cracked and shrunk over time, so that these gaps now allow
moisture to penetrate the exterior sheathing. I recommend re-caulking these joints to prevent any
moisture intrusion.
There is damaged drywall in the ceiling of the garage. It appears that someone stepped on a section
while in the attic space. I suggest that the affected piece of drywall be more securely attached to the
ceiling joists using drywall screws.
Exterior Trim / Fascia:
Comments:
Condition:
Acceptable
There is one section of trim at the southwest corner of the structure that has partially detached from
the substrate, and should be re-attached. Wind and/or further warping of the wood trim piece will lead to
additional damage to this trim piece.
Interior Trim, Moldings, Etc.
Comments:
Condition:
Good
24
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Windows
Condition:
Construction Details:
Good
VinylVinyl-framed doubledouble-pane.
Sills:
Condition:
Screens:
Condition:
Storm Sashes:
Storage Location:
Comments:
Condition:
Good
Good
Not Applicable
All windows are in good condition, and are replacements for the original windows installed in the structure.
I recommend that the tracks of all windows be cleaned. This will increase the effective window life since
dirt and debris caught in the tracks can wear horizontally opening vinyl windows over time.
25
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Electrical Systems
Service
Underground
Service Entrance
Electrical Mast
Condition:
Service Disconnect
Condition:
Service Panel:
Condition:
Amperage:
Voltage:
Phase:
125 Amp
120/240 Volts.
SingleSingle-Phase
Distribution Panel
Circuit Protection:
Not Applicable
Not Applicable
Immediate Safety Concern
Condition:
Good
Circuit Breaker
Additional circuit positions available
Branch circuits labeled/identified
Sub-Panel:
Grounding post/ wire:
Branch Wiring:
Good
Type: Romex (Non(Non-Metallic Insulated Copper)
Condition:
Comments:
The electrical service panel is equipped with 275 Amps of circuit breakers, but the buss bars are only
rated for 125 Amps and there is no limiting master breaker. Idaho building code at the time of
construction did not require a master breaker, and there is no requirement that it be made compliant
with current code. This is a potential safety concern since it is theoretically possible to overload the buss
bars without having overloaded each of the several separate branch circuits. In this event, the likely
result would be an electrical fire. I state that it is a theoretical hazard because obviously the panel and
buss bars have been in operation since 1978 without such an occurrence. I do however recommend the
installation of a master circuit breaker, sized appropriate to the existing busses, by a qualified licensed
electrician.
Ground Fault Interrupts:
Good
Not equipped.
Condition:
Kitchen GFI
Status:
Trip/Reset Location:
Bathroom GFI
Operated properly.
main bathroom outlet for main and master
master GFI
Status:
Not equipped.
Status:
Trip/Reset Location:
Garage GFI
Trip/Reset Location:
Other GFI
Status:
Trip/Reset Location:
Comments:
26
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
The kitchen and garage were not required to be equipped with ground-fault interrupt devices at the time
of construction. I would recommend installation of GFI device for these outlets.
Switches:
Condition: Good
Comments:
All switches operated properly
Receptacles:
Polarity:
Grounding Electrode:
Comments:
Condition:
Acceptable
Outlet polarity correct.
Properly grounded.
Most electrical outlets have worn internal spring retainers (holds the plug in the socket). This is not
unexpected for the age of the outlets.
Lighting Fixtures:
Condition:
Good
Condition:
Good
Comments:
Low Voltage systems:
Comments:
There is a low-voltage lighting system installed over the breakfast bar in the kitchen. It operates
properly.
Coaxial cable:
Condition:
Good
Condition:
Good
Comments:
Living room & family room
Phone / Internet Wiring:
Comments:
Family room & kitchen
27
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
HVAC Systems
Natural Gas / Propane:
Gas Meter / regulator:
Make: American
American Meter
Gas Piping
Type: Black iron piping.
Model: ACAC-250
Condition:
Good
Condition:
Excellent
External Patio Piping
Heating Equipment:
Type:
GasGas-Fired Forced Air.
Make: Lennox Elite Series
Size: 36,000
36,000 BTU/Hour.
Model: G50DFG50DF-36A36A-070070-09
Rating:
3/12/2012
3/20/2013
Pleated paper filter.
2 ea. 16” x 20” x 1”
Last serviced:
Filter replaced:
Filter type:
Filter size:
Location:
80% AFUE
Garage.
Bollards:
Source of ignition is at least 18” minimum elevation if in garage:
Flue:
All rooms ducted
Fuel Source:
Condition:
Good
Condition:
Good
Natural Gas Utility Service.
Fuel Safety Shut-off
Comments:
The furnace was installed 09/21/2009.
28
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
HVAC Systems (continued…)
Good
Model: Honeywell TB401C.
Hallway.
Thermostatic Control
Condition:
Type: Digital RTD
Location:
Comments:
Cooling Equipment
Condition:
Good
Make: Lennox
Model: HS29HS29-030030-2P
Size:
30,000 BTU/hr
13.05 SEER.1
could not be determined
Rating:
Last serviced:
Condensate Drain:
Exterior
Comments:
Probably installed at the same time as the furnace
Ducting, Vents, and Returns
Comments:
Condition:
Good
1
The efficiency of air conditioners is often rated by the Seasonal Energy Efficiency Ratio (SEER) which is defined by the
Air Conditioning, Heating and Refrigeration Institute in its standard ARI 210/240, Performance Rating of Unitary AirConditioning and Air-Source Heat Pump Equipment. The SEER rating of a unit is defined to be the cooling output during a
typical cooling-season divided by the total electric energy input during the same period.
29
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Plumbing Systems
Water Heater
Type:
Condition:
Storage (Tank)
Make: GE / Rheem
Recovery Rate: 27 GPH.
Size: 50 gallon.
Model:
Energy Factor: 0.9
Model Number:
Pressure-Temperature Relief Valve (PTRV):
Location:
Good
2
GE50M06AAG
Good
Condition:
Garage.
Bollards:
Source of ignition is at least 18” minimum elevation if in garage:3
Condition:
Good
Fuel Safety Shut-off:
Condition:
Flue:
Condition:
Not Applicable
Not Applicable
Seismic Strap:
Fuel Source:
Water Shut-Off Valve
Electrical.
Comments:
The water heater was installed at the same time as the furnace
Water Supply System:
Source:
Supply Piping:
Municipal supply.
Copper.
Main Shut-Off Location:
Pressure:
90 PSI Condition: Excellent
Condition:
Excellent
Crawlspace 20’ north of access.
access.
Pressure Reservoir:
Condition:
Make:
Not Applicable
Model:
Pump:
Condition:
Make:
Model:
2
The energy factor is defined to be the ratio of useful energy output to the total amount of energy delivered. A higher
energy factor indicates greater energy efficiency.
See http://www.energystar.gov/index.cfm?c=water_heat.pr_crit_water_heaters
3
Flammable Vapor Ignition Resistant (FVIR) Water Heaters exempted (see International Fuel Gas Code 2009, Chapter
3.305.3 http://publicecodes.cyberregs.com/icod/ifgc/2012/icod_ifgc_2012_3_sec005.htm
30
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Water Purifier:
Make:
Condition:
Not Applicable
Condition:
Not Applicable
Condition:
Good
Excellent
Not Applicable
Model:
Water Softener:
Make:
Model:
Comments:
Drains
Municipal sewage.
Septic Service
Drain Vents / Roof Jacks:
Condition:
Sumps and sump pumping systems:
Condition:
Make:
Model:
Comments:
The drain line cleanout is in the front yard inside a buried custom ground box fabricated from a plastic 5
gallon paint bucket and lid (see pictures).
Fixtures
Condition:
Good
Comments:
All fixtures have been replaced since original construction, and are in good working condition.
31
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Appliances
Bath Exhaust Fans:
Comments:
Built-In Vacuum System:
Condition:
Good
Condition:
Not Applicable
Make:
Model:
Make: General Electric.
Maintenance Required
Model: GSD4030Z02WW
Comments:
Dishwasher:
Condition:
Comments:
The top shelf slide on the right side does not operate smoothly.
Cooking Range:
Condition:
Make: General Electric.
Acceptable
Model: J BP30B0B4WH
Comments:
.
Oven:
Condition:
Make: General Electric.
Acceptable
Model: J BP30B0B4WH
Comments:
Oven requires cleaning.
Microwave(s):
Make:
Condition:
Not Applicable
Condition:
Good
Model:
Comments:
In-Sink Waste Disposal Unit:
Comments:
Insinkerator
32
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Appliances (continued)
Cooking Exhaust Hood:
Comments:
Condition:
Good
Condition:
Not Applicable
Condition:
Repair
Exhausts to building exterior.
Trash Compactor
Make:
Model:
Comments:
Laundry Facilities
Utility closet.
Facilities for:
Washer / Dryer.
Dryer Heat Source:
240 V Electrical.
Location:
Position:
SideSide-byby-side.
Comments:
The dryer vent exhaust hood is damaged, installed incorrectly (rotated 90 degrees), and does not have a
flapper valve. This will allow both moisture and wildlife to enter the vent duct, possibly damaging the duct.
I recommend replacing the vent hood with something like this…
http://www.homedepot.com/p/t/100018300?catalogId=10053&langId=1&keyword=dryer+vent+cover&storeId=10051&N=25ecodZ5yc1vZ12kx&R=100018300#.UVyzv5PqmSo
33
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Pools and Hot Tubs
Condition:
Not Applicable
Condition:
Not Applicable
Condition:
Good
Filter/Strainer:
Condition:
Backflow Preventer:
Condition:
Not Applicable
Good
Hot Tubs
Comments:
Pools
Comments:
Sprinkler System
Sprinkler System
Sprinkler Controller
Water Source
Orbit Model # 57012
Municipal supply.
Shut-Off Valve Location:
Backflow
Backflow preventer
Comments:
City of Boise requires annual testing of backflow preventers.
34
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Safety and Security Systems
Smoke Alarms
Condition:
Acceptable
Condition:
Not Applicable
Condition:
Not Applicable
Condition:
Not Applicable
Condition:
Not Inspected
Comments:
Alarm operated properly when tested.
Carbon-Monoxide Alarms:
Comments:
Radon Detectors
Comments:
Fire Suppression System:
Type:
Comments:
Security System
Make:
Model:
Comments:
There is a NuTone brand intercom mounted to the left of the front door. I could not find an internal
annunciator. It may have been removed.
35
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Home Periodic Maintenance and Energy Efficiency Recommendations
Air Conditioner
If the air conditioning unit is window mounted, remove it in the fall, or provide with a suitable weatherproof cover. This will
prevent excess air infiltration into the home or property during the cold months of winter, will reduce heating costs, and will
extend the operating lifetime of the air conditioning unit.
If the unit is a central air conditioner, perform the following preventive steps in order to increase the unit’s efficiency, and
prolong its operating lifetime:
Clean evaporator and condenser air conditioning coils. Dirty or fouled coils in these components can reduce system
efficiency by as much as 50% in even minor cases of fouling. This is particularly important at the condensing coils which,
due to their configuration and outdoor location are especially susceptible to fouling by dirt, leaves, and other detritus.
Additionally, the evaporator is equipped with radiative fins similar to those found in your vehicle radiator. Inspect these
fins for signs of damage, especially bent fins. If bent fins are observed, they can be repaired by use of a “fin comb”
available at most auto parts stores.
Check the unit’s refrigerant charge. Some units are equipped with a sight glass in the high pressure refrigerant discharge
line leading from the refrigerant condenser to the evaporator (which usually located in the central heating unit plenum). If
bubbles are observed in the sight glass during operation of the air conditioner, the unit lacks sufficient charge, and must
be serviced by a professional. If a sight glass is not present, inspect the evaporator return line. This line is larger in
diameter than the high pressure line, and should be covered by an insulation jacket. Place your hand on this line where it
enters the unit (typically there is a low pressure isolation valve where the line enters the condenser). This line should be
cool to cold after approximately 15 minutes of operation.
The air conditioner evaporator unit’s location is equally important for efficient operation. Air flow through the unit should be
unobstructed for at least 12” in any direction. Also, because the heat transfer is proportional to the difference in
temperature between the compressed refrigerant gas (fixed temperature), and the outside air temperature (variable),
direct exposure of the condenser to sunlight will decrease the unit’s efficiency.
Attic
Inspect the attic area and the underside of the roof annually for signs of water leakage, or excessive condensation.
Ensure that attic vent opening are not blocked. Blocked vent openings, while beneficial in the winter, prevent the
dispersion of water vapor from the attic to the building exterior and may eventually cause delamination of the roof
sheathing. Additionally, even a normally vented attic may easily be as much as 60 °F, or more, hotter than ambient air
temperature.
Consider installing a thermostatically controlled attic exhaust fan. As mentioned above, heat gain due to solar heating can
greatly increase the energy required to cool a structure during summer months. An attic fan can reduce this temperature
to near ambient temperatures. Additionally, it may make you eligible for certain tax credits (check with your local utility for
more information).
Consider adding additional insulation. Idaho is in the U.S. department of Energy Zone 3, and R-38 insulation is
recommended for attic spaces. Care should be exercised when installing additional insulation and the services of a
professional should be considered. Insulation derives its value in large part from the air trapped within it. If the additional
insulation compresses the existing insulation, little or no benefit will be realized.
Crawlspace
Examine the crawlspace for signs of water leakage annually.
Check any central air ducting to ensure that it is insulated, and to ensure that there are no gaps at the duct joints which
may allow conditioning air to escape the duct system.
If the foundation stem walls and sub-floor are not insulated, consider insulating both.
36
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Faucets
Examine all faucets for leakage. Replace faucet or valve gaskets if leaking is detected. A single dripping faucet can waste
as much as 20 gallons of water a day, and cost about $25.00 per year.
Filters
If the property has central heating, clean or replace central heating filters and air plenum in the fall when first operating the
heating system.
Have the heating unit serviced by a professional annually.
Fireplace
If not already equipped with one, consider installing a chimney cap equipped with a spark arrestor. A chimney cap will
prevent water damage to the flue lining, will keep small animals and birds from entering the chimney, and the spark
arrestor (screening of the opening) will prevent the discharge of sparks, and prevent the inadvertent ignition of potentially
flammable items such as roofing, shrubs, trees, and grasses on the outside of the structure.
Clean the chimney of soot and creosote buildup annually, or have a professional chimney cleaner.
Foundation vents
Ensure that foundation vents are free of obstruction.
In the fall, it is a good idea to close the foundation vents. Annual cycling of the vents will allow you to ascertain that vents
are not in need of maintenance, and will prevent excessive infiltration of cold air into the building crawlspace during the
winter months when outside air temperature and humidity are low. It is, however, very important to open them again as
soon as outside air temperatures begin to rise in the spring. Failure to do so can result in elevated humidity levels under
the structure, and can shorten the life of structural components in both floors and stem walls.
Frost-free Sill-cock (valves)
Remember to detach hoses from all external horizontal (wall mounted) sill cocks (water valves) in the fall, before outside
air temperatures dip below freezing. These valves drain through the threaded hose connection, and can be prevented
from draining if a hose is connected.
Gutters
Ensure that gutters are free of leaves and other debris annually. Make sure that the gutters and downspouts are still firmly
attached to the structure. Make certain that downspouts all direct water away from the building foundation.
Heating System
Bleed radiators annually. Steam and hot water systems often contained entrained air which can become trapped in the
radiator, preventing its proper operation. Releasing this trapped air through the bleed valve located at the top of the
radiator allows correct and efficient operation of the equipment.
Turn off the pilot during the cooling season. If your furnace is not equipped with an electronic ignition system, it will
continue to burn an unnecessary (but small) amount of gas. Over the entire cooling season, this can translate into an
annual savings of about $30.00-$50.00 depending upon rates.
Adjust your air registers to restrict flow to rooms which are unused or seldom used.
37
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Roof
Keep the roof free of debris. Debris lying on a roof impedes shedding of precipitation and accelerates deterioration of the
roof covering.
Replace any shingles, shakes, tiles or sections which show excessive deterioration. It is much cheaper to effect repairs at
this stage instead of procrastinating until the point that roof sheathing is also subjected to the deteriorating effects of
excess moisture.
Repair or replace any flashing which shows excessive deterioration.
Check the seals around all roof penetrations at least annually, and repair any seals that require attention.
Trim any tree branches in contact with or close proximity to the roof.
Siding / Paint
Wood Shakes, Shingles, and Wood Planking should be painted or stained to help preserve them. Painting is normally
required every 5-7 years and staining every 3-4 years.
Composition board needs to be repainted every 8-10 years, and particular attention should be paid to any nicks, scratches
or abrasions in this material, especially near the base of the siding where it is more susceptible to moisture penetration.
Vinyl is probably the easiest wall sheathing to maintain. Occasionally, vinyl will have to be washed to eliminate dirt, dust,
stains, mold or mildew. For heavier stains, vinyl siding can be cleaned with a soft cloth, or soft brush. Some of the more
common cleaners that can be used on vinyl include: Fantastic®, Murphy's Oil Soap®, Lestoil®, Windex® and Soft
Scrub®. Ensure that all sources of heat are kept well away from vinyl siding as the plastic transition temperature of vinyl
siding is approximately 140 °F.
Plywood Siding is susceptible to expansion and contraction. Due to its large surface area this can subject fasteners to pull
out, and joints to pull. Keep the surface covering (usually paint) in good repair or this form of siding will deteriorate, absorb
moisture and warp.
Smoke Alarms / Fire Suppression Equipment
Smoke alarms should be tested at least once a month to ensure proper operation.
If equipped with a battery backup, the smoke alarm batteries should be replaced quarterly to bi-annually.
Smoke alarm comes with a user’s manual, which describes how to use and take care of that particular alarm. Refer to
these instructions for more detailed information about your particular unit(s).
Sprinkler Systems
Verify that no sprinkler heads are missing, broken, or clogged. Ensure that they are not pushed too far into the ground,
tilted, or spraying in the wrong direction.
Schedule an appointment for the sprinkler system to be purged (by blow-out) prior to the first heavy fall frost if this is a
concern in your area. Failure to do so can crack water lines, solenoids, or valves, as well as the sprinkler heads
themselves.
Windows and Doors
Clean the exterior tracks, screens and frames of windows regularly. This will prevent the buildup of detritus on the window
exterior components, and extend the useful life of the window.
38
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
If windows are wood-framed, ensure that the painted surface is maintained in order to prevent accelerated weatherrelated deterioration of the frames. This is equally important for steel-frame windows, and to a lesser extent, aluminum
frame windows.
39
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com
Windows and Doors (continued)
Ensure that all hardware and fasteners are securely tightened for both windows and doors. Loose hardware can work
against its mounting surface causing premature deterioration of the mounting surface and the hardware.
Ensure that weather protective coatings of external doors are maintained in order to prevent accelerated weather-related
degradation of the door.
Check garage door safety features for proper operation at least annually. Modern automatic garage doors are equipped
with electric eyes and torque sensors to prevent inadvertent closing of the door on small children or pets which could
cause serious injury or even death. In the event of an inanimate obstruction, these features can prevent damage to the
door itself.
Approximate insulation value chart for a
variety of insulation types
Thickness (inches)
R-value/inch
4”
6”
8”
10”
12”
14”
16”
18”
Fiberglass Batt
3.14
R-12
R-18
R-24
R-30
R-36
R-42
R-50
R-56
Fiberglass Blown (attic)
2.2
R-8
R-12
R-16
R-22
R-26
R-30
R-34
R-38
Fiberglass Blown (wall)
3.2
R-12
R-18
R-24
R-32
R-38
R-44
R-50
R-56
Rock Wool Batt
3.14
R-12
R-18
R-24
R-30
R-36
R-42
R-50
R-56
Rock Wool Blown (attic)
3.1
R-12
R-18
R-24
R-30
R-36
R-42
R-48
R-54
Rock Wool Blown (wall)
3.03
R-12
R-18
R-24
R-30
R-36
R-42
R-48
R-54
Cellulose Blown (attic)
3.13
R-12
R-18
R-24
R-30
R-36
R-42
R-50
R-56
Cellulose Blown (wall)
3.7
R-14
R-22
R-28
R-36
R-44
R-50
R-58
R-66
Vermiculite
2.13
R-8
R-12
R-16
R-20
R-24
R-28
R-34
R-38
Air-entrained Concrete
3.9
R-14
R-22
R-30
R-38
R-46
R-54
R-62
R-70
Urea terpolymer foam
4.48
R-16
R-26
R-34
R-44
R-52
R-62
R-70
R-80
Rigid Fiberglass (> 4lb/ft3)
4
R-16
R-24
R-32
R-40
R-48
R-56
R-64
R-72
Expanded Polystyrene (bead board)
4
R-16
R-24
R-32
R-40
R-48
R-56
R-64
R-72
Extruded Polystyrene
5
R-20
R-30
R-40
R-50
R-60
R-70
R-80
R-90
Polyurethane (foamed-in-place)
6.25
R-24
R-36
R-50
R-62
R-74
R-86
R-100
R-112
Polyisocyanurate (foil-faced)
7.2
R-28
R-42
R-56
R-72
R-86
R-100
R-114
R-128
40
11692 W. Alfred Ct.
Boise, Idaho 83713
Phone: (208) 995-5348
www.criterionpropertyinspection.com