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1316 Westbrooke Terrace Drive

Ballwin, MO 6302138.5662°N, 90.5155°W

1Event

Contributed by:1 contributor

SOURCE-BACKED RECORDS

Exterior of 1316 Westbrooke Terrace Drive

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Fresh House Property Summary

Highlights selected from 1 documented record for this property.

Electrical · Open neutral outlet and most smoke detectors missing or inoperable · 2026
HVAC · AC capacitor rusted, ductwork dirty and poorly sealed, uneven airflow · 2026
Foundation · Front walkway slab has sunk and is a trip hazard · 2026
Plumbing · Water heater end-of-life, expansion tank leaking, gas shutoffs seized · 2026
Roof · Roof is about one to two years old and in good condition · 2026

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RECORD SUMMARY

1 documented event

Contributed by: 1 contributor

First documented event: Jul 2026

Latest documented event: Jul 2026

First added to Fresh House: Jul 2026

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DOCUMENTED HISTORY

This page contains 1 documented record for 1316 Westbrooke Terrace Drive, Ballwin, MO 63021, dated in July 2026.

Home Inspection

Home Inspection Document

Inspected Jul 22, 2026Uploaded Jul 28, 2026

Documented from uploaded report

Property Professional Uploaded

On July 22, 2026, Greensmith Home Inspection llc documented Electrical, Foundation, HVAC, and 6 other topics at 1316 Westbrooke Terrace Drive, Ballwin, MO 63021.

Greensmith Home Inspection llc

Scope

Electrical,
Foundation,
HVAC,
Home Inspection,
Pest,
Plumbing,
Roof,
Sewer,
Windows

Contributor

worked on or inspected it

Home InspectionWhole-home inspection of single-family property identified multiple deficiencies including seized gas shutoff valves, an end-of-life water heater with leaking expansion tank, a rusted AC capacitor, an open neutral outlet, missing/inoperable smoke detectors, a broken kitchen window pane, and a sunken front walkway trip hazard.
SewerSewer lateral lines are open and flowing; no damages and no blockages observed from the city main tap-in to the main sewer stack in the basement; entire line appears to be ABS.
PestWood Destroying Insect inspection of SFR/Attached Garage at 1316 Westbrooke Terrace Drive, Ballwin, MO found no visible evidence of wood destroying insects; no action or treatment recommended.
ElectricalOne living room outlet has an open neutral wire that needs corrected; most smoke detectors are inoperable or missing and functioning smoke detectors need to be installed throughout the home; service panel is Square D 100-amp with breakers, appears functional.
FoundationA section of the front concrete walkway has sunk, creating a trip hazard; recommendation is to jack up the sunken slab back to level; poured concrete foundation is satisfactory with no structural issues observed.
HVACGoodman 3.5-ton AC condenser (manufactured 2018) is operating properly but the capacitor has rusted and needs replacement; International Comfort gas furnace (97,000 BTU, manufactured 2020) is performing properly; airflow is uneven in certain rooms suggesting ductwork may need cleaning.
PlumbingGas water heater (AO Smith, manufactured 2000) has reached end of expected lifespan and the expansion tank exhibits multiple signs of leakage and needs replacement; gas shutoff valves for furnace and water heater are seized shut and need replacement; basement laundry gas line is loose and needs a drip leg installed; leaky bib faucet in basement laundry is dripping onto the floor; hallway bathroom tub faucet, toilet, and cold water vanity faucet have been shut off.
RoofArchitectural shingle roof estimated 1-2 years old is installed correctly and in satisfactory condition; ventilation, flashings, soffit, fascia, and gutters are satisfactory; loose aluminum soffit over porch needs to be tucked.
WindowsKitchen sink window has one broken pane and one broken seal; both panes need replacement; minor damage observed to trim of other windows.
HVACwater heater (2000, 50-gallon) has rust inside and suspected sediment buildup — further evaluation and possible replacement recommended. gas runs use rigid black steel pipe but shut-off valves are not hand-turnable, gas lines need securing and drip legs, though pressure test passed. condenser (2018, 3.5-ton) has fence restricting airflow and rusty capacitor with system pressure outside expected range — fence removal and capacitor replacement recommended. ductwork is rusty, dirty, inadequately sized, not sealed, and has missing/falling hangers