1.1.1
Inspection details: Structure Details - Change Locks
Billings Home Inspections recommends that ALL locks and Security codes be changed before moving into the house.
Recommendation:
Recommended DIY Project
2.2.1
Roof: Gutters/drains - Clogged gutters/downspouts
(Front)
Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Recommendation:
Recommended DIY Project
3.2.1
Exterior: Driveway, Walkway, Patio - Paver settlement-sidewalk/patio
(Right Side front entry)
One or more paver's at the sidewalk or patio have settled or heaved . This could be caused by the drainage (settlement) or tree roots (heaving). It is recommended to have a certified contractor make the necessary repairs.
Recommendation:
Contact a qualified professional.
3.3.1
Exterior: Exterior issues - No backflow
(Right Side)
One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed.
Recommendation:
Contact a qualified professional.
3.4.1
Exterior: Electrical - GFCI Missing
(Left Side by pool equipment , Left Side rear patio)
Modern building standards require GFCI protection at ALL kitchens, bathrooms, laundry areas, garages, and exterior areas. One or more locations at this property were noted as not having GFCI protection or the inspector was unable to verify if GFCI protection existed at these locations. Adoption of GFCI outlets was generally phased in over numerous years/decades. Recommend client evaluate upgrading these areas to GFCI protection at their discretion.
General guidelines for GFCI-protected receptacles include the following locations:
- Outdoors (since 1973)
- Bathrooms (since 1975)
- Garages (since 1978)
- Kitchens (since 1987)
- Crawl spaces and unfinished basements (since 1990)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
Recommendation:
Contact a qualified electrical contractor.
3.5.1
Exterior: Windows and Door - Sliding screen door missing
One or more screen sliders are missing at the slider doors. The client may want to replace the screens for ventilation purposes.
Recommendation:
Contact a qualified window repair/installation contractor.
3.6.1
Exterior: Soffit and Fascia - Paint Failing
(Small spot right side of entry)
The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this..
Recommendation:
Contact a qualified painting contractor.
3.8.1
Exterior: Stucco Walls - Hairline Stucco Cracking
One or more minor hairline cracks were found in the stucco or wall areas. It is unknown the age of these cracks. At the time of inspection nothing out of the ordinary of normalized cracking was noticed. Recommend caulking and painting these areas, along with monitoring for future movement/widening. Stucco cracks over framing can allow moisture penetration behind wall areas and can potentially damage sheathing/framing. Note that areas concealed behind walls are not able to be evaluated without invasive testing and cannot be evaluated.
Recommendation:
Contact a stucco repair contractor
4.2.1
Interiors: Floors, Walls, Ceilings - Built in- Handle Loose
(2nd closet master bedroom 2nd drawer from top right side )
One or more drawer handles have come loose at the master bedroom built in closet storage. This should be properly secured to ensure proper operation of this drawer and prevent future degradation in this area.
Recommendation:
Contact a qualified professional.
4.4.1
Interiors: Windows and Door - Window-sealant
(Living Room, Front Left Bedroom)
Due to the conditions of the sealant at the interior side of the windows, it is recommended to have a certified contractor re-seal the windows.
Recommendation:
Recommended DIY Project
7.1.1
Electric Service: Electric Panel - Inadequate Space
Panel(s) had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances: An open area 30 inches wide by 3 feet deep in front of the panel
6 feet 6 inches of headroom in front of the panel
The wall below the panel is clear to the floor
The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform
Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.
Recommendation:
Recommended DIY Project
9.2.1
Kitchen: Countertops-Backsplash - Sealant Backsplash
(Behind cooktop)
Caulk is missing and/or deteriorated where counter tops meet back splashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
Recommendation:
Contact a qualified countertop contractor.
10.1.1
Bathrooms: Bathub - Caulk at spout
(Front Left Bedroom)
Caulk is missing or deteriorated around the base of the bathtub spout. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
Recommendation:
Recommended DIY Project
10.1.2
Bathrooms: Bathub - Caulking at surround
Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
Recommendation:
Recommended DIY Project
10.1.3
Bathrooms: Bathub - Tile deteriorated
(Front Left Bedroom)
Tile around bathtub is damaged or deteriorated. This can allow moisture intrusion behind tiles, which can cause loose tiles or microbial growth behind the tile. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
Recommendation:
Contact a qualified tile contractor
10.5.1
Bathrooms: Flooring - Cracked tiles
(Master Bathroom lavatory)
Tile is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles.
Recommendation:
Contact a qualified tile contractor
10.5.2
Bathrooms: Flooring - Deteriorated Grout
(Front Left Bedroom Full Bathroom)
Grout is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
Recommendation:
Contact a qualified tile contractor
10.6.1
Bathrooms: Shower - Caulking at surround
(Master Bathroom)
Caulk is missing or deteriorated around the shower surround. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
Recommendation:
Recommended DIY Project
10.6.2
Bathrooms: Shower - Grout deteriorated
(2nd floor middle full bathroom at shower door inside tiles)
Grout at the tiles in the shower was damaged or deteriorated. This can allow water to intruded behind the tiles cause loose tiles and microbial growth issues behind tiles. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
Recommendation:
Contact a qualified tile contractor
10.6.3
Bathrooms: Shower - Substandard tile install
(Master Bathroom at shower door inside tiles)
The tiles in the shower are installed substandard (i.e. not level, gaps, loose). Client should consult with a tile contractor and repair as need. Substandard installation can cause issue in the future, and may lead to costly repairs.
Recommendation:
Contact a qualified tile contractor
10.7.1
Bathrooms: Sink/countertop - Caulking undermount sink
(Half bathroom, Front Left Bedroom)
The sealant at the undermount sink is missing, deteriorated, or substandard. This can allow moisture to intrude into the cabinet below the sink causing damage. The sealant should be addressed to help prevent moisture intrusion.
Recommendation:
Recommended DIY Project
10.7.2
Bathrooms: Sink/countertop - Stopper issue
(Front Left Bedroom)
One or more sink stopper(s) mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Recommendation:
Contact a qualified plumbing contractor.
11.1.1
Laundry: General - Rubber Water Lines
Rubber water supply hose were installed at the washing machine. These hoses are prone to deteriorating and bursting, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
Recommendation:
Contact a qualified handyman.
12.1.1
Garage: Interior-Exterior doors-Windows - Self-close no function
The self-closing device on the door between the garage and the house didn't close and latch the door. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person repair as necessary.
Recommendation:
Contact a qualified door repair/installation contractor.
12.3.1
Garage: Floors, walls, Ceiling - Minor floor cracks
The concrete floor of the garage has some minor cracking. These cracks do not appear to be of structural concerns. The client should monitor these cracks in the future and consult an engineer if necessary.
Recommendation:
Contact a qualified professional.
12.3.2
Garage: Floors, walls, Ceiling - Storaged item at walls
Due to stored items some of the wall areas could not be evaluated. Only visual areas could be evaluated.
Recommendation:
Recommended DIY Project
12.4.1
Garage: Vehicle door - Noisy hinges
The vehicle garage door hinges are dry and causing the door to drag/bind when opening and closing. It is recommended to have the panel hinges lubricated to free up the hinges. This should is a maintenance item that should be carried out periodically.
Recommendation:
Contact a qualified garage door contractor.
13.2.1
Pool: Fencing - Self-close no function
The self-closing devices on one or more gates used with the pool / spa fencing were inoperable. This is a safety hazard because these devices are intended to control access to areas with a drowning hazard. Recommend that a qualified person repair as necessary and per standard building practices.
Recommendation:
Contact a qualified professional.