I received a call this morning from a lady who is buying a property in Mexico. She's a bit concerned as she was there in San Miguel de Allende visiting with her brother (they decided this place was going to be the meeting place) and she somehow worked herself into looking at some properties and decided to buy one. Now she's concerned because of the report. It's about 3.5 pages long and the photos that came along in a different method (an uploaded album)--she called me and asked my opinion. Hmmm. Unregulated Mexico inspections, a property I can't see in person, and a three plus page report along with shotty pix. Let me post the report text below and please comment on this for me. I've done my own research, have my own ideas but wish a sanity check. Here's the text, enjoy:
Inspection Document for
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General
We found that the house is in fine working order and that we did not find any defect or structural problem that would prevent or delay the sale of this house. The house was well-designed and constructed. Below I will list a few observations and recommendations.
Observations and Recommendations:
Exterior Walls
1. We did not find any foundation issues on any floor of the house.
2. We found minimal concrete shrinkage and settling cracks but nothing structural.
3. The paint coat is showing apx. 18 months of wear.
Electrical
1. The electrical system is well laid out and all circuits have been well distributed and marked. Currently there are large amp breakers that should be calibrated when televisions, computers and additional electrical components are added.
2. We registered a constant current of 133 volts which is within 5% of the norm. (Very good)
3. We tested all light switches, outlets and electrical fixtures and found that they were new and in working order.
4. There is redundancy in the Main Breaker shut off (as shown in photos) which will allow for remote shut off and repair in case of emergency.
5. As there is not existing telephone contract we were unable to test the service.
6. The intercom was in working order.
PLUMBING:
Main House
1. There is ample gas pressure for the kitchen, hot water heaters and
fireplaces to work simultaneously.
2. The water system is gravity fed and we did not find enough pressure.
We recommend the addition of a Pressure water pump or a pneumatic pressure system be added.
3.We can check hot water recovery rates after the pump is added but the hot water heaters are new and on-demand.
4. We tested the floor heating on both levels and found it to be in working order.
Drainage
1. We ran water in all exterior drains and they were in working order and all drainage and weather proofing is in working order.
2. The stairwell skylights also showed no signs of leakage or water damage.
But maintenance and upkeep will be required to keep them in fine working order. An inspection of all drains and seals should be done annually before and after each rainy season. I will stop by after the first large rain to check the roof again.
3. The pvc pipes running outside of the property are mainly for fluvial runoff. There is redundancy built into the system which should prevent flooding if one pipe were to fail.
GAS
1. There is a new 500-liter capacity gas tank with a high pressure low flow regulator. There is redundancy in the shut-off valves which will allow for remote shut off for repairs or emergency. ( also shown in photos)
2. There is sufficient gas pressure to fuel all mechanical equipment, gas log sets and kitchen utilities.
3. The Fireplaces have shutoff valves and have chimney flues designed for use with US code fire log sets. Do not use custom made Mexican lava rocks or poor quality logs sets.
3 references for the purchase of log sets.
Don Pedro, Casa Roberto and Rasmussen offer products that have Oxygen depletion sensors and Carbon monoxide sensors and remote controls with thermostat controls.
PLUMBING FIXTURES
1. We inspected and photographed all plumbing fixtures. We ran all bathroom and kitchen sinks, showers and washers at the same time at maximum capacity and there we saw no drainage issues or leaking.
In the upstairs guest bedroom we discovered that the sink plumbing fixtures were not calibrated properly and need to be adjusted. They will run continuously if the valve is not tightened. Also the handle needs tightening for the cold water faucet.
2. All faucets and garden bibs were in working order.
Windows and Casements and
1. All casements and windows were in working order. Hinges need to be oiled but all window and doors open and lock correctly.
2. There is a broken window in the upper square sala window leading to outdoor patio. The crack will continue running.
3. There is a broken seal between the wall and the tragaluz/skylight in the upstairs bathroom that is facing the road( on the front of the house.)
Water has permeated into the inside by the shower. This can easily be repaired with caulk or cement.
Conclusion
If you have any further questions or would like me to accompany you to the property to review the items listed above I would be glad to do so at any time.
I am also available to comment on the photos and to discuss in detail any issue.
Thank you,
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Disclaimer
It is understood and agreed upon that this report and inspection does not constitute a guarantee or a warranty of the adequacy, performance or condition of any structure item or system at the residence. We have tested all of the system and have found no serious defect except for the water pressure which can easily be remedied.
