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Costa Rica Home Builder

I’m Tom Rosenberger and I’ve been inspecting housing and land in Costa Rica since 1992 and I utilize my 37 years of construction experience to provide inspection reports that detail everything you need to know before purchasing housing or land here

You are here: Home / Standard Inspection Report

Standard Inspection Report

Standard Inspection Report

 

Date: November 12, 2012

Client: Robert Manner

Owner: MUCAP Financial Group

Property Type: Single family home, rancho, pool

Situated in: lot 203 in the Roca Verde subdivision

District: Atenas

Canton: Atenas

Provincia: Alajuela

 

This inspection was conducted on November 12, 2012 at the request of the purchaser in order to assess the existing condition of the construction for this foreclosure property. The total amount of construction inspected on this property was 5283 square feet. The main home is 355 square meters or 3827 square feet.

CONSTRUCTION  INSPECTED   Lot  203
MAIN HOME Length ml Width ml m2 sq. ft.
Foyer 2.2 2 4.4 47.34
Hall Staircase 3.55 2.4 8.52 91.68
Living 6.75 4.3 29.025 312.3
Dining 5.55 4.75 26.363 283.7
Kitchen 4.75 4.3 20.425 219.8
TV 4.15 3.75 15.563 167.5
Hall to Bath 2.5 1.35 3.375 36.32
Bath 3.66 1.37 5.0142 53.95
Bedroom 5.3 4.8 25.44 273.7
Office 6.05 2.83 17.122 184.2
Stairs Landing down 2.4 1.15 2.76 29.7
Stairs Landing up 2.35 1.35 3.1725 34.14
Catwalk 11.1 1.36 15.096 162.4
Balcony 8.85 3.1 27.435 295.2
M. Bedroom 5 4.85 24.25 260.9
M. Bath 4.8 3.35 16.08 173
M. Closet 4.55 1.4 6.37 68.54
Bedroom 7.15 4.85 34.678 373.1
Closet 2.6 2.05 5.33 57.35
Bath 2.83 2.6 7.358 79.17
Garage 6.35 5.8 36.83 396.3
Laundry 3.6 2.85 10.26 110.4
Breezeway 5.16 2.1 10.836 116.6
Total 355.7 3827

 

The rancho, storage rooms and pool pump room total 135 square meters or 1456 square feet. These dimensions are of usable floor space and do not include the roof overhangs. Additionally, there are two ceramic tiled lounging areas without roofs alongside the pool that measure 86 square meters or 922 square feet.

 

       CONSTRUCTION INSPECTED    Lot 203
AREAS Length ML Width ML M2 Sq Ft
Rancho 10.7 8.9 95.23 1024.67
Pool Terrace 8.85 3.05 26.9925 290.439
Pool Pump Room 2 1.9 3.8 40.888
Storage 2.35 2 4.7 50.572
Storage 2.3 2 4.6 49.496
Total 135.323 1456.07

 

OBSERVATIONS

  • Concrete foundations, structures and retaining walls are in good condition with no signs of settling.
  • Exterior and interior concrete walls are plastered and painted without cracks on the surfaces.
  • Drainage away from foundation is good with no signs of erosion.
  • Landscaping is in good condition.
  • Roof surface is good condition, with all components installed properly.
  • Flashings have been installed where the upper vertical walls meet the roof surface.
  • Gutters and downspouts are sufficient and have subterranean PVC tubes that drain out to the street. There were vines growing inside the gutters that were obstructing the flow of water.
  • Fascias & soffits have been varnished and painted and are in good condition.
  • Electrical installation has been installed properly and all outlets are grounded except one 100 volt outlet in the garage, closest to the door to the foyer and the 110 volt outlet in the hall bath has an open ground.
  • Plumbing systems are installed properly with no leaks or obstructions. The master bath shower control valve has gaps around the cover plate where shower water can enter inside the wall cavity.
  • Septic tank is accessible in the ceramic floor of the dog pen and all toilets flushed properly without obstructions or odors. Septic tank lid was cemented shut and could not be opened. It’s advisable to have the current owner clean the septic tank and secure the removable access cover prior to closing.
  • Grey water drains are routed into subterranean PVC tubes that drain into the septic tank.
  • Kitchen sink PVC drains do not have a trap and drain out to a concrete clean out basin near the front door that has cemented shut. The owner chiseled it open and the drainage basin was visible and working properly. A new concrete top will need to be made and installed to cover the basin.
  • Potable water pressure from all outlets is good.
  • Several of the wood window frames have expanded and small cracks were observed where wind driven rain could enter inside.
  • Several of the exterior window frames have faded varnish that need sanding and refinishing.
  • The rancho bathroom wood window has warped and there is a gap where water can enter inside.
  • Rancho countertop alongside the sink has loose grout where the top meets the concrete walls.

 All issues of concern are detailed in photos below

EXTERIOR INSTALLATIONS

 

POTABLE WATER

Type: private

Provider: Roca Verde subdivision

Meter: yes

Valve: yes

Location: on the corner of the side street outside stone wall

 

ELECTRICAL EXTERIOR

Type:  public

Provider: ICE

Masts: metal

Weatherhead: metal

Meter: digital

Main: 100 amp main breaker located in the same metal box as the meter stone wall near gate hinge

 

TELEPHONE EXTERIOR

Provider: ICE

Mast: no

Weatherhead: no

 

TV EXTERIOR

Provider: Cabletica

Cables into dwelling: into distribution box in wall of laundry room

 

INTERNET EXTERIOR

Provider: Cabletica

Cables into dwelling: into distribution box in wall of laundry room

 

SECURITY WALLS/FENCING

Type: stone-faced concrete walls at entrance and below pool.

Other: border of property is shrubs and palm trees planted closely together to form a natural enclosure

 

GATES

Type: 2 large gates that open toward the street

Material: steel frame with wood planks

Hinges: large commercial type

Lock: metal latch for padlock

 

SECURITY INSTALLATIONS EXTERIOR – 24-hour guards at the main entrance to the subdivision

 

DRIVEWAY

Type:  concrete

Condition: acceptable

 

PARKING:

Type: concrete

Condition: acceptable

 

GARAGE

Ceiling: 2×6 wood rafters and 2-1/2” tongue and grooved wood strips

Lights: center ceiling chandelier

Floor: ceramic tile

Moldings: wood baseboards

Condition: good

 

LANDSCAPING

Type: various bushes, trees and flowering plants

Condition: good

Grass: well cut

Drainage: away from dwellings.

 

FOUNDATION

Type: concrete

Retaining Walls: solid concrete, some with stone facing

Finish: plastered and not painted below pool

Condition: acceptable

 

EXTERIOR WALLS

Type: concrete blocks reinforced with steel

Finish: plastered and painted

Condition: good

 

FASCIAS

Type: 1” x 10” wood planks

Finish: painted to match gutters

Condition: acceptable

 

SOFFITS

Type: 2×6 wood rafters and 2-1/2” tongue and grooved wood strips

Finish: varnished

Condition: good

 

ROOFING

Type: Metalco corrugated metal laminates. Teja style

Condition: good

Underlayment: 5mm, aluminum backed insulation

Flashing: where exterior vertical walls meet the roof surface

Drip edge: no

Ridge Cap: Metalco ridge caps

Screws: installed properly on the upper grooves of the corrugated metal roof laminates

Other: This type of high profile corrugated roofing material has gaps in some areas of several inches where the ridge caps and flat flashing laminates overlap the corrugated roof laminates. Wind-driven rain can enter in the gaps and filtrate into structure below. The aluminum backed insulation that has been installed acts as a vapor barrier to prevent moisture from passing to the wood ceilings below.

However, the roof screws that are used to attach the metal laminates penetrate the insulation and the screw holes enlarge with thermal expansion and in time will allow water to filtrate onto the interior wood ceilings.

 

 

GUTTERS

Size: 8” x 8”

Type: metal

Supports: plenty

Condition: good

Finish: painted on the exterior

Other: gutters on the garage were full of vines that obstruct the flow of water

 

DOWNSPOUTS

Size: 5” x 1-3/4” metal. 2” PVC. 3” PVC

Type: rectangular metal and round PVC   

Condition: acceptable

Finish: painted

Other: rectangular downspout on the front of home has corrosion

 

RAINWATER DRAINAGE

Material: subterranean PVC tubes out to street

 

GREY WATER DRAINAGE

Material: subterranean PVC tubes into septic tank

 

SANITARY SYSTEM

Type:  concrete tank for main home and rancho. Septic tank is accessible in the ceramic floor of the dog enclosure and all toilets flushed properly without obstructions or odors.

Location: under ceramic tiled dog enclosure

Lid: ceramic tiles on concrete

Drainage: subterranean field line into grass area

Ventilation: not located

Other: Septic tank lid was cemented shut and could not be opened. It’s advisable to have the current owner open the tank and have it cleaned.

 

PLUMBING/WATER SYSTEM EXTERIOR

Tubing:  ½” PVC

Shut off valve: yes

Cistern: no

Hose valves: metal

Quantity: 4

Condition: good

Pressure: good

 

STORAGE

Location: bottom of steps down to pool pump room

Lights: 1 ceiling fixture

Electric outlets: one

Walls: solid concrete, plastered but not painted

Floors: concrete

Ceilings: concrete

Doors: metal frame and laminate with latch for padlock

 

STORAGE

Location: next to pool pump room

Lights: 1 ceiling fixture

Electric outlets: one

Walls: solid concrete, plastered but not painted

Floors: concrete

Ceilings: concrete

Doors: metal gate with latch for padlock

 

MECHANICAL ROOM

Light: 1 ceiling fixture

Breakers in panel:  4 x 220 volts, 4 x 110 volts

Pump: Waterco, 220 volt, 1-1/2 HP

Filter: Astralpool

Chlorinator: Waterco

Timer: Intermatic, mechanical

Transformer for pool light: Torytrans low voltage transformer

Heater: Waterco Electroheat Sup 80, 220 volt, 1/5 HP heat pump

Condition: all equipment functions properly and heater warmed the water in the spa in less than an hour

Other: EL PRO Sprinkler System that was not working

Other: The heater is leaking on the bottom of the unit and is corroding the metal structure below.

 

 

POOL

Size: 8.20 x 3.80

Material: aggregate concrete

Surround: aggregate concrete

Deck: ceramic tiles

Drain: PVC in floor

Lights: stainless steel housings with water tight glass enclosures in walls

Jets: PVC in wall

Skimmer: PVC in deck floor

 

RANCHO

Structure: 7” x 7” solid wood columns supporting solid wood beams

Ceiling: 2” x 6” solid wood rafters with 2-1/2” tongue and grooved wood strips ceiling.

Floor: ceramic tile

Installations: stone fireplace, solid wood bar and sink cabinet with stainless steel sink and half bath

Lights: chandelier in center with two halogens over chimney and two over sink cabinet

Roof: basic corrugated metal laminates with flat laminate ridge caps

Other: there’s a gap between the bathroom window 

and the wood frame where water can enter.

Other: the sink cabinet countertop grout has cracked

where it meets the concrete wall. Backsplashes are

usually installed where countertops meet the walls.

 

 

 

Other: The insides of bar base cabinets have water stains and deterioration. There’s no sink or water source on the bar nor is it near the outside, so this water damage is unusual.

 

 

 

INTERIOR WALLS

Type: concrete blocks reinforced with steel re-rods

Finish: plastered and painted

Condition: good

Moldings: wood baseboards

Kitchen walls: concrete, plastered and painted. Kitchen cooktop has ceramic backsplash

Laundry walls: concrete, plastered and painted

Bath walls: concrete, plastered and painted

Showers: ceramic tiles

Other: Showers and closet walls in 2nd-floor baths are of light weight framing with plastered drywall

 

CEILINGS

Type: 2 x 6 solid wood rafters and 2-1/2” tongue and grooved wood strips

Moldings: none

Condition: acceptable. A few areas have unusual stains

and some nail heads are exposed.

 

 

 

 

 

ELECTRICAL INTERIOR

Main Breaker Panel: 200 amp main breaker in panel in wall of laundry room

3 x 220 volt: 30 amps

24 x 110 volt: 10 x 15 amps, 14 x 20 amps

GFI’s: no

Grounded: yes

Electric outlets: ample

Chandeliers: kitchen, dining, pool terrace, rancho, garage, breezeway

Wall fixtures: on exterior walls

Switches: for all fixtures

Ceiling fans: in TV room and 2nd floor bedroom

Ceiling fan controls: standard wall switches for fan and separate for light

Ceiling lights: in all rooms, terraces and garage.

Other: Laundry and 2nd floor balcony ceiling has a basic fixture

hanging from a loose wire. 

Master bedroom and balcony have loose wires protruding from the ceiling.

 

 

Other: Garage electric plug near the door to foyer doesn’t work and electric plug in 1st-floor bath near sink has an open ground.

 

 

 

 

 

 

 

PLUMBING SYSTEM INTERIOR

Faucets: decorative, bronze and chrome finishes

Toilets: American Standard low profile in main home and standard in rancho bath

Connectors: braided metal

Bath Sinks: porcelain

Kitchen sink: stainless steel

Garbage disposer: no

Control valves: metal

Connectors: braided metal

Drains with traps: yes, except kitchen sink, which drains directly into a subterranean concrete clean out basin near the front door that was cemented shut.

Showers: bronze controls and shower heads

Enclosure Type: 1st floor has wood plank and 2nd floor have ceramic walls with no doors

Drain type: metal

Bathtub: fiberglass

Drain type: chrome

Laundry Sink: fiberglass double bowl

Gas tank connection: standard valve on tank outside of pool pump room.

Gas connection tubing: rubber inside PVC conduit.

Other: 2nd-floor showers have small openings to enter

at only 5’ 11” high and shower ceilings are low at only 6’ 9” high

Other: The owner chiseled open the kitchen sink drainage basin near the front door and a new concrete lid will need to be made and installed to cover the basin.

 

Other: Both water valves for the toilets on the 2nd floor were shut off. I turned them on and found there to be no leaks. I adjusted the float arm in the master bath toilet so the water would shut off when it rose to the level of the float. It’s a little strange for both toilets to be shut off, but no problems were detected.

Other: The master bath shower control valve has gaps around

the cover plate where water can enter inside the wall cavity.

The 1st-floor bath shower floor has cracks

 

 

 

 

 

WATER HEATING

Quantity: 1

Type: Travomatic tank

Voltage: 220 volts

Capacity: 60 gallons

Water shut off valve in: yes

Water shut off valve out: yes

Pressure release Valve: yes

 

TELEPHONE INTERIOR

Land line number: none

Connection box: in wall of laundry room

Outlets: in most rooms

 

TV & INTERNET INTERIOR

Provider: Cabletica; http://www.cabletica.com/principal/pack_tv+internet.php

Connection box: in wall of laundry room

Type: coaxial cables

Outlets: in most rooms

 

SECURITY INSTALLATION INTERIOR

Type: Paradox

Main control box: in laundry room

Keypad: in living room

Motion Sensors: in most rooms

Door contacts: on all exterior doors

 

WINDOWS:

Type: solid wood

Glass: clear

Screens: yes, on all opening windows

Glass Type: clear

Opening mechanism: sliding

Other: Several of the wood window frames have expanded 

and small gaps were observed where wind driven rain

enters inside.

1st-floor bedroom walls have deterioration from window leaks.

 

Furthermore, several exterior window frames have worn varnish that need sanding and refinishing.

 

 

 

DOORS:

Front Door type: arched, six panel, solid wood

Hardware: Weiser

Deadbolt: Weiser

Other Doors: wood

Panels: yes

Hardware: metal

Other: Sliding wood doors from living room to pool terrace

Glass Type: clear

Screens: no

 

CABINETRY:

Type: solid wood

Doors: solid wood

Panels: recessed

Shelving: wood

Countertops: granite

Backsplashes: none

Condition: good

Other: Kitchen countertops have no back or side 

splash guards which fill the gaps

between the countertops and the walls.

Without splashes, liquids and foodstuffs can filtrate into the wood cabinets below.

 

APPLIANCES:

Refrigerator: Whirlpool, white with icemaker and water in door

Dishwasher: Bosch, stainless steel

Oven/Cooktop: Bosch, stainless steel, gas

Cooktop Extractor: Jetair, stainless steel, vented to exterior

Microwave: Panasonic, stainless steel

Washer: Frigidaire, white

Dryer: Frigidaire, white

 

FLOORING:

Type: various sizes and colors of ceramic tiles have been installed throughout the home, garage, rancho and pool surround

Condition: acceptable

 

TRIM:

Base: 8″ wood baseboards throughout the home and garage

Casing: 4″ wood casings on doors and windows

Jambs: solid wood jambs for all doors and windows

Finish: stained and varnished

Condition: good

 

STAIRCASE:

Treads: solid wood

Risers: open under treads

Landings: ceramic tile on wood

Handrails: custom made wood

Balustrade: custom made wood

Finish: stained and varnished

Condition: good

 

NOTE: No termites were observed inside the home, but a termite tunnel was found inside the rancho fireplace. Additionally, bees and ants were observed around the dwellings. It’s advisable to have the bee nests on the exterior overhangs and the termite nest on the inside of the rock wall near the rancho removed to deter the insects. Given the amount of wood installed throughout this property, it would be prudent to establish a consistent fumigation and termite inspection program.

 

CONCLUSION: Both the main home and rancho have above average construction based on the local standards and there are no major defects. Other than the minor items detailed above, there is nothing that would prevent a new owner from moving in and living comfortably.

 

Tom Rosenberger – www.CostaRicaHomeBuilder.com – 8364-1989

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