Property records for 1316 Westbrooke Terrace Drive, Ballwin, MO 63021

Available findings

• SewerWork status not resolved

  Sewer 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.

• PestWork status not resolved

  Wood 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.

• ElectricalWork status not resolved

  One 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.

• FoundationWork status not resolved

  A 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.

• Home InspectionWork status not resolved

  Whole-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.

• HVACWork status not resolved

  Goodman 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.

• PlumbingWork status not resolved

  Gas 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.

• RoofWork status not resolved

  Architectural 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.

• WindowsWork status not resolved

  Kitchen sink window has one broken pane and one broken seal; both panes need replacement; minor damage observed to trim of other windows.

• HVACWork status not resolved

  Gas appliance inspection at redacted: furnace (2020, 100k BTU, 92% efficiency) passed combustion analysis but exhibits blower and inducer motor noise; water 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.