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Summary of Inspection....................................................................................................... 3
Electrical System................................................................................................................. 5
Plumbing System................................................................................................................. 7
Water Heater....................................................................................................................... 8
Site..................................................................................................................................... 10
Building Exterior............................................................................................................... 12
Crawlspace........................................................................................................................ 15
Garage............................................................................................................................... 18
Living Room...................................................................................................................... 20
Kitchen.............................................................................................................................. 22
Family Room..................................................................................................................... 23
Powder Room.................................................................................................................... 24
Utility Room...................................................................................................................... 25
Hallways............................................................................................................................ 26
Master Bedroom Suite....................................................................................................... 27
Bedrooms 2 and 3............................................................................................................. 29
Main Bathroom.................................................................................................................. 30
Attic................................................................................................................................... 31
Structural Pest Inspection Diagram................................................................................... 32
All items listed in the Summary of each section are listed below. Additional comments may be written in the body of the report. Please read the entire report. All items listed below should be further evaluated, inspected, modified, and/or corrected by a licensed professional in that corresponding or related trade.
WDO refers to “Wood Destroying Organism” as defined by the Washington State Department of Agriculture
- Items in this font are general comments throughout report.
Electrical System
- Install missing plate covers where needed at light switches and outlets
Plumbing System
Water Heater
- Earthquake restraints are not installed, the water heater is significantly out of level
Site
- Reverse grade at several areas surrounding the house
- Vegetation in contact with structure (WDO conducive condition)
- Some downspouts do not discharge into the underground drainage system. This water discharge may contribute to water in the crawlspace and/or settlement of exterior concrete
- Substantial settlement and breakage of the rear concrete slab. The wood steps are substantially sloped and are a slip hazard
- Substantial settlement of the side garage parking area. There is added stress to the underground electrical service wires due to this settlement
Building Exterior
- Evidence of structural settlement at the front porch
- Minor wood rot at the siding surrounding the chimney. This area should be kept clean of debris
- Recommend cover the fascia tails with roofing or flashing to prevent wood rot
- Recommend clean roof from debris and moss. Do not pressure wash the roof
- The OSB sheathing is deteriorating at the eaves. When the roof is replaced, recommend replace the eave sheathing with plywood
- There is substantial debris in the gutters and evidence of disconnected downspouts
Crawlspace
- The vapor barrier is missing at the Family room area
- Evidence of moisture intrusion. The moisture stains indicate water in the entire crawlspace. Recommend continue to monitor. Exterior re-grading or a sump pump may be needed. The crawlspace discharge pipe does not appear to be functioning a intended
- Minor evidence of wood rot-moisture damage to a central support post
- Wood debris should be removed from the crawlspace (WDO conducive condition)
Garage
- The beam in the garage supporting the second floor has been over–notched. There is no e evidence of structural sag. Recommend continue to monitor
- There is substantial settlement of the garage slab. There are unsupported areas visible beneath the slab of up to 6” +-. The added tension on the domestic water supply is also a concern
- Several electric wire splices and surface wires are not properly installed
Living Room
- The electrical wall register in the entryway area is overheating and a fire hazard
- The Cadet model FX-102 is listed in a class action lawsuit due to a fire hazard. Recommend replacement of all heaters of this model. It is presumed that all heater within the house are the same model
- Evidence of window seal failure (fogging)
Kitchen
- The kitchen faucet is loose
- Recommend GFCI protection for Kitchen electrical outlets. Do not GFCI protect the refrigerator
Family Room
Powder Room
- Door to room does not latch
Utility Room
Hallways
- Carbon monoxide detectors are required at each level of the house and outside the vicinity of the bedrooms
Master Bedroom Suite
- Recommend smoke detector at each floor and every bedroom
- Recommend re-caulking the tub tile and the tub at the floor
- The toilet is not secured to the floor
Bedrooms 2 and 3
- Failed window seal (fogging) at the South bedroom
Main Bathroom
- Recommend re-caulking the tub tile and the tub at the floor
Attic
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Service
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Type: |
Underground |
Meter Location: |
Side of garage |
Voltage: |
240 |
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Panel
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Location: |
Garage |
Manufacturer: |
Challenger |
Type: |
Dual bus bar |
Panel Rating: |
200 AMP |
Main Disconnect: |
200 AMP |
Serv. wire Size/ Rating: |
200 AMP |
Sub-panel: |
No |
Grounding: |
Copper to exterior ground rod, limited visibility |
Panel Clearance: |
30” wide, 3’ in front as required
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Exterior grounding |
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Bonding to plumbing pipes |
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Breakers/ Wiring
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Type: |
Copper romex |
Breakers: |
No visible defects |
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- Install missing plate covers where needed at light switches and outlets |
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No evidence of over heating
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Domestic Water
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Supply: |
Public water per listing, not included in this inspection |
Supply Pipe: |
Copper pipe where visible |
House Piping: |
Copper where visible |
Pipe Condition: |
Satisfactory where visible |
Main Water Shut off: |
@ garage |
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Domestic Water Shut off |
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Copper domestic water pipes |
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Sanitary Sewer
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Discharge: |
Public sewer per listing, not included in this inspection |
House Piping: |
ABS where visible |
Pipe Condition: |
Satisfactory where visible |
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Water Heater
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Location: |
Garage |
Make/ Model: |
- Not noted |
Fuel Type: |
Electric |
Capacity: |
50 gallon |
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Useful Life
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Est. Useful Life new: |
12 years |
Est. age of heater: |
4 years +- |
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Data plate |
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Upper heating element operative |
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Lower heating element operative |
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Safety
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TMP valve: |
As per required |
Earthquake Straps: |
- Earthquake restraints are not installed, the water heater is significantly out of level |
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Water Temperature
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Safe water temperature: |
120 deg F per industry standards |
Measured temperature: |
- Temperature not measured |
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Site
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Grade at structure: |
|
Earth to wood contact: |
Clearance as required |
Vegetation contact: |
- Vegetation in contact with structure (WDO conducive condition) |
Roof drain discharge: |
Underground and surface discharge |
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- Some downspouts do not discharge into the underground drainage system. This water discharge may contribute to water in the crawlspace and/or settlement of exterior concrete |
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Vegetation in contact with the structure
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Vegetation in contact with the structure |
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Downspout does not discharge into the pipe at the S.E. corner of the garage |
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Reverse exterior grade |
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Driveway
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Front walks/ steps
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Type: |
Concrete |
Condition: |
Satisfactory, minor settlement |
Trip Hazard: |
None |
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Rear walks/ steps
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Type: |
Concrete and wood |
Condition: |
- Substantial settlement and breakage of the rear concrete slab. The wood steps are substantially sloped and are a slip hazard |
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- Substantial settlement of the side garage parking area. There is added stress to the underground electrical service wires due to this settlement |
Trip Hazard: |
- See commend above |
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Settlement of the rear slab
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Settlement of the rear slab |
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Settlement of the side parking slab |
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Settlement stress placed on the electrical service |
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Miscellaneous
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Overhead Power Lines: |
N/A |
Retaining Walls: |
None that affect structure |
Underground Oil Tank: |
No visible evidence |
Irrigation System: |
None visible |
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General Condition
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Structural Movement: |
- Evidence of structural settlement at the front porch |
Exterior doors: |
Satisfactory |
Windows (ext. cladding): |
Satisfactory |
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Evidence of settlement at the front porch |
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Siding
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Type: |
Cedar and plywood |
Condition: |
Satisfactory |
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- Minor wood rot at the siding surrounding the chimney. This area should be kept clean of debris |
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- Recommend cover the fascia tails with roofing or flashing to prevent wood rot |
Window/Door Flashing: |
Satisfactory |
Caulking: |
Satisfactory |
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Minor wood rot at the chimney siding |
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Minor wood rot at fascia tails |
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Roof
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Estimated Pitch: |
4:12 |
Material: |
Composition |
Layers: |
1+ |
How Inspected: |
From the street and rear yard and traversed the lower roof |
Condition: |
- Recommend clean roof from debris and moss. Do not pressure wash the roof |
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- The OSB sheathing is deteriorating at the eaves. When the roof is replaced, recommend replace the eave sheathing with plywood |
Ventilation: |
Eave and roof vent |
Plumbing Vents: |
Satisfactory |
Flues: |
Satisfactory |
Flashing: |
Satisfactory |
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Moss on roof (typical)
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Moss on roof (typical) |
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Roof above the Living and Dining room |
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Roof (typical) |
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Deterioration of OSB sheathing at eaves |
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Gutters/ Downspouts
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Type: |
Continuous metal |
Condition: |
- There is substantial debris in the gutters and evidence of disconnected downspouts |
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Debris in gutters (typical) |
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Disconnected downspout above the South bedroom |
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Electrical
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Outlets: |
- Not tested |
Switches/Lights: |
Tested |
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Plumbing
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Hose Bibs: |
Tested |
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General
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Visibility: |
Space is vacant |
Access location: |
Entry coat closet |
How viewed: |
Traversed entire crawlspace |
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Moisture
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Ventilation: |
Appears adequate |
Vapor Barrier: |
|
Moisture Intrusion: |
- Evidence of moisture intrusion. The moisture stains indicate water in the entire crawlspace. Recommend continue to monitor. Exterior re-grading or a sump pump may be needed. The crawlspace discharge pipe does not appear to be functioning a intended |
Sump Pump: |
None visible |
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Moisture intrusion at the sewer discharge pipe
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Moisture and the discharge pipe below the kitchen area |
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Moisture staining on the foundation walls |
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No vapor barrier below the Family room |
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Structural
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Foundation: |
No visible defects |
Mudsill: |
No visible defects |
Joists: |
No visible defects; limited visibility |
Post-Beams: |
- Minor evidence of wood rot-moisture damage to a central support post |
Structural Movement: |
No visible evidence |
|
Moisture damage to a central support post |
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Insulation
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Under-floor: |
Satisfactory |
Domestic Water Pipes: |
None |
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Plumbing
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Condition: |
Satisfactory |
Valves/ Other: |
None visible |
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ABS discharge |
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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
No visible defects |
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Structural Pests
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Conducive Material: |
- Wood debris should be removed from the crawlspace (WDO conducive condition) |
Visible Evidence: |
No visible evidence |
|
Wood debris in the crawlspace (typical) |
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Nuisance Pests
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Visible Evidence: |
No visible evidence |
Type: Attached |
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General Room Condition
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|
Visibility: |
Space is vacant |
Structural Movement: |
No visible evidence |
|
- The beam in the garage supporting the second floor has been over–notched. There is no e evidence of structural sag. Recommend continue to monitor |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Slab: |
- There is substantial settlement of the garage slab. There are unsupported areas visible beneath the slab of up to 6” +-. The added tension on the domestic water supply is also a concern |
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The wall near the water heater has a gap of 6” + beneath resulting from settlement
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The water main supply runs beneath the slab
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Void beneath the garage slab
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Void beneath the garage slab |
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Void beneath the slab viewed from the crawlspace void in the foundation wall |
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Notched garage beam |
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Safety
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Fire separation: |
As required where visible |
Ignition point > above FF: |
In compliance |
Safety barricade to mech.: |
In compliance |
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Garage Door
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Type: |
Wood roll-up |
Springs & Fasteners: |
No visible defects |
Auto Reverse: |
Tested |
Photocell reverse: |
Tested |
Remote openers: |
Not present |
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Electrical
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|
Switches/Lights: |
Tested |
Outlets: |
All visible tested, GFCI protected |
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- Several electric wire splices and surface wires are not properly installed |
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Wire splices should be in junction boxes |
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Exposed wire connections |
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General Room Condition
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|
Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
|
Infrared image towards the entryway |
|
Infrared image above the fireplace area |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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Heating
|
|
Source: |
Electric wall register |
|
- The electrical wall register in the entryway area is overheating and a fire hazard |
|
- The Cadet model FX-102 is listed in a class action lawsuit due to a fire hazard. Recommend replacement of all heaters of this model. It is presumed that all heater within the house are the same model |
Air Flow/ Heat Gain: |
Satisfactory |
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Entry wall heater
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Entry wall heater |
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Overhheating wall heater at the entryway |
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Dining room wall heater |
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Windows
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Glazing: |
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Tempered: |
Not required |
Operation: |
Tested |
Screen: |
No visible defects |
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Doors/Millwork
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|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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Fireplace
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Type: |
Metal wood burning |
Tested: |
Ignition tested |
Location: Floor 1 |
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General Room Condition
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|
Visibility: |
Rooms is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
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Appliances
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Dishwasher: |
Tested full cycle |
Dishwasher air gap: |
Visible |
Range: |
Tested |
Ventilation: |
Tested |
Refrigerator: |
Tested |
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Plumbing
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|
Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Disposal: |
Tested |
Caulking: |
Satisfactory |
Fixtures: |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
|
- Recommend GFCI protection for Kitchen electrical outlets. Do not GFCI protect the refrigerator |
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Heating
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Source: |
Electric wall register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Screen: |
No visible defects |
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Doors/Millwork
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|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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General Room Condition
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Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Electrical
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|
Switches/Lights: |
All visible tested |
|
- Ceiling lights are inoperative. Presumed burnt out bulbs |
Outlets: |
All visible tested |
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Heating
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Source: |
Electric wall register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
As required |
Operation: |
Tested |
Screen: |
- Not noted |
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Doors/Millwork
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|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 1 |
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General Room Condition
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Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory |
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Electrical
|
|
Switches/Lights: |
All visible tested |
Outlets: |
All visible tested, GFCI protected |
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Heating
|
|
Source: |
Electric wall heater |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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|
|
Doors/Millwork
|
|
Operation/latching: |
|
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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Plumbing
|
|
Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Fixtures: |
No visible defects |
Location: Floor 1 |
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General Room Condition
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|
Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Electrical
|
|
Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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Heating
|
|
Source: |
Heat lamp |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Screen: |
- Screen is damaged |
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Doors/Millwork
|
|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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Plumbing
|
|
Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Fixtures: |
No visible defects |
|
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|
|
Appliances
|
|
Washer: |
Tested water with hose to drain |
Dryer Connection: |
Electric |
Dryer: |
n/a. Vented to outside |
Appliance Condition: |
n/a |
Location: Floors 1 and 2 |
|
|
General Room Condition |
|
Visibility: |
Space is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
|
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Electrical
|
|
Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
Smoke Detector: |
Tested |
|
- Carbon monoxide detectors are required at each level of the house and outside the vicinity of the bedrooms |
|
- RCW 19.27.530 Carbon monoxide … for any owner-occupied single-family residence that is sold on or after July 26, 2009, the seller must equip the residence with carbon monoxide alarms in accordance with the requirements of the state building code before the buyer or any other person may legally occupy the residence following such sale. An approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units and on each level of the dwelling and in accordance with the manufacturer's recommendations. |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Fixed |
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Doors/Millwork
|
|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
|
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|
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Stairwell |
|
Handrails: |
As required |
Barricades: |
As required |
Trip Hazard: |
None |
Location: Floor 2 |
|
|
General Room Condition
|
|
Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory |
|
Infrared image of framing |
|
Infrared image of framing |
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Electrical
|
|
Switches/Lights: |
All visible tested |
Outlets: |
All visible tested. Bathroom outlets are GFCI protected |
Smoke detector: |
- None |
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Heating
|
|
Source: |
Electric wall heater |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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|
|
Windows
|
|
Glazing: |
No visible defects |
Tempered: |
As required |
Operation: |
Tested |
Egress: |
Appears to provide reasonable emergency egress |
Screen: |
No visible defects |
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Doors/Millwork
|
|
Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
|
|
|
|
Plumbing
|
|
Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
- Recommend re-caulking the tub tile and the tub at the floor |
Toilet Secure: |
|
Tub/Shower surround: |
Satisfactory |
Fixtures: |
No visible defects |
Location: Floor 2 |
|
|
General Room Condition
|
|
Visibility: |
Rooms are partially occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
|
|
|
|
Electrical
|
|
Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
Smoke Detector: |
- None |
|
|
|
|
Heating
|
|
Source: |
Electric wall register |
Air Flow/ Heat Gain: |
Satisfactory |
|
|
|
|
Windows
|
|
Glazing: |
|
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to provide reasonable emergency egress |
Screen: |
No visible defects |
|
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|
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Doors/Millwork
|
|
Operation/latching: |
Tested |
|
- By pass guides are missing at the closet doors |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 2 |
|
|
General Room Condition
|
|
Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Mirrors: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested, GFCI protected |
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- The GFCI outlets are redundant as there is a GFCI outlet on this circuit in the garage |
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Heating
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Source: |
Heat lamp |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
- Recommend re-caulking the tub tile and the tub at the floor |
Toilet Secure: |
Satisfactory |
Tub/Shower surround: |
Satisfactory |
Fixtures: |
No visible defects |
Location: Over main body of house |
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General
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Visibility: |
Space is vacant |
Access location: |
Front bedroom closet |
How viewed: |
- From the attic access due to closet shelving in the way and restricted access due to the truss height |
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- There is no attic access or visibility above the entry, Living room, dining room, and Kitchen |
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Attic (typical) |
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Limited access due to truss configuration |
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Moisture
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Roof Ventilation: |
Appears adequate |
Moisture Intrusion: |
No visible evidence |
Bath/Kitchen fans : |
All vent to outside |
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Structural
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Structure Type: |
Manufactured trusses |
Sheathing: |
OSB |
Structural Movement: |
No visible evidence |
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Insulation
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Type: |
Blown in |
Condition: |
Satisfactory |
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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
No visible defects |
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Structural Pests
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Conducive Material: |
No visible evidence |
Visible Evidence: |
No visible evidence |
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Nuisance Pests
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Visible Evidence: |
No visible evidence |
Wood Destroying Organisms (WDO) |
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Conducive Conditions (CC) |
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WDO-AB |
Anobid Beetles |
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CC-BG |
Bare Ground |
WDO-CA |
Carpenter Ants |
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CC-CD |
Conducive Debris |
WDO-DT |
Dampwood Termites |
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CC-EM |
Excessive Moisture |
WDO-MA |
Moisture Ants |
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CC-EW |
Earth-Wood Contact |
WDO-OB |
Other Beetles |
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CC-FC |
Failed Caulking |
WDO-RF |
Rot Fungus |
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CC-IV |
Inadequate Ventilation |
WDO-ST |
Subterranean Termites |
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CC-RG |
Restricted Gutter |
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CC-VC |
Vegetation Contact |
Inspection Conditions (IC) |
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IC-CSA |
Crawl Space Access |
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IC-IA |
Inadequate Clearance |
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