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Client: |
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Address: |
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Property Description: |
(1) Story single family home |
Property age/ size: |
Built 2002, 2,284 s.f. per listing |
Occupancy Status: |
Occupied |
Inspection Date: |
11/22/2011 |
Inspection Time: |
12:15 P.M. – 3:10 P.M. |
Weather Conditions: |
Heavy rain, 45 deg F +- |
Summary of Inspection....................................................................................................... 3
Electrical System................................................................................................................. 5
Plumbing System................................................................................................................. 7
Heating System................................................................................................................... 8
Water Heater..................................................................................................................... 10
Site..................................................................................................................................... 12
Building Exterior............................................................................................................... 13
Crawlspace........................................................................................................................ 17
Garage............................................................................................................................... 20
Living Room, Dining Room, and Hallways...................................................................... 21
Kitchen and Nook............................................................................................................. 22
Powder Room.................................................................................................................... 24
Family Room..................................................................................................................... 25
Utility Room...................................................................................................................... 27
Master Bedroom Suite....................................................................................................... 28
Bedrooms 2 and 3............................................................................................................. 30
Main Bathroom.................................................................................................................. 31
Attic................................................................................................................................... 32
Structural Pest Inspection Diagram................................................................................... 34
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.
- Items in this font are considered a minor cost and/or cosmetic.
- Items in this font are considered a substantial cost or an extreme safety concern.
Electrical System
- Abandoned wires in panel should be properly capped and identified
Plumbing System
Heating System
- No evidence of prior service of furnace. Recommend service of furnace every (2) years
Water Heater
Site
- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure
Building Exterior
- Recommend add flashing or roofing at rafter tails to prevent wood rot
- Gutter above East garage bay should be cut back so as not to have restricted flow onto roof below with minor debris
- (2) downspouts by the Kitchen and Dining area are not connected to underground discharge pipes. The downspout adjacent to the Kitchen appears plugged
Crawlspace
- Minor moisture intrusion near rear area of house with no downspout discharge pipe
- Rodent damage to insulation (torn down and odor)
- Numerous heat ducts are lying on the ground (support ties are broken)
- Dryer vent is disconnected in several areas
- Evidence of rodent activity in crawlspace. Damage to be insulation and heating ducts. There is a strong possibility that rodents have entered the ducting system of the house
Garage
- Moisture intrusion (rain) at several corners of the garage doors
Living Room, Dining Room, and Hallways
Kitchen and Nook
- Trim behind range is missing
Powder Room
Family Room
- Substantial pet urine damage to carpeting, pad, subfloor, millwork and wall behind N.E. corner of Family Room
- Electric wire for future fireplace fan should be properly terminated in an box with electrical outlet
Utility Room
- Door latch from garage to house will not latch unless knob is turned
Master Bedroom Suite
- Light cover missing in closet. Exposed bulbs are a fire hazard in closets
- Recommend clean window tracks and weep holes at Bathroom windows
Bedrooms 2 and 3
Main Bathroom
Attic
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No evidence of over heating |
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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: |
Cuttler Hammer |
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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Breakers/ Wiring
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Type: |
Copper romex |
Breakers: |
No visible defects |
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- Arc fault breaker tested |
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- Abandoned wires in panel should be properly capped and identified |
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Exposed abandoned wires in panel |
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Domestic Water
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Supply: |
Public water |
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 in garage |
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Copper supply pipes in crawlspace |
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Sanitary Sewer
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Discharge: |
Septic; not part of inspection |
House Piping: |
ABS where visible |
Pipe Condition: |
Satisfactory where visible
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Furnace
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Location: |
Garage |
Make/ Model: |
Kelvinator (unable to read full data tag due to limited access) 03/28/2002 |
Fuel Type: |
Natural gas |
BTUH Input: |
72,000 |
BTUH Output: |
57,000 |
Efficiency Rating: |
Mid-efficiency |
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Useful Life
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Est. Useful Life new: |
25 years |
Est. age of furnace: |
9 years +- |
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- No evidence of prior service of furnace. Recommend service of furnace every (2) years |
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Heat Exchanger |
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Visible Inspection: |
No visible defects, limited visibility |
Gas detection test: |
No gas leak detected |
Burner test: |
No burner irregularities detected |
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Operation |
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Thermostat: |
Programmable @ floor 1 hall |
Disconnect: |
Not visible |
Combustion Air: |
Appears adequate |
Filter: |
Located above furnace |
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Furnace filter location |
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Flue/ Gas Piping |
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Flue Secure: |
Inspected |
Flue clearances: |
Per requirements where visible |
Gas Piping: |
Drip leg installed |
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Heat Gain
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Rating: |
45-75 deg F |
@ return air: |
78 deg F |
@ nearest register: |
130 deg F |
Heat Gain: |
52 deg F. Heat gain is within specifications of furnace
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Temperature measured at return air
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Temperature measured at heat register
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Water Heater
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Location: |
Garage |
Make/ Model: |
Rheem s/n RHNG0102135048 installed 05/29/2002 per tag |
Fuel Type: |
Natural gas |
Capacity: |
50 gallon |
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Useful Life
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Est. Useful Life new: |
12 years |
Est. age of heater: |
9 years +- |
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Safety
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TMP valve: |
As per required |
Earthquake Straps: |
Installed |
Expansion Tank: |
Installed |
Flame Rollout: |
No visible evidence |
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Flue
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Secure: |
Inspected |
Clearances: |
As required where visible |
Draft Hood: |
Inspected |
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Water Temperature
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Safe water temperature: |
120 deg F per industry standards |
Measured temperature: |
- 124 deg F @ bathroom faucet |
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Site
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Grade at structure: |
Adequate grade away |
Earth to wood contact: |
- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure |
Vegetation contact: |
Negligible |
Roof drain discharge: |
Underground discharge and surface discharge at rear by Dining room |
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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 |
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- Minor crack at front porch |
Trip Hazard: |
None |
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Rear walks/ steps
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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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: |
Yes, not part of inspection |
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General Condition
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Structural Movement: |
No visible evidence |
Exterior doors: |
Satisfactory |
Windows (ext. cladding): |
Satisfactory |
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Siding
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Type: |
Hardboard |
Condition: |
Satisfactory |
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- Areas of wood rot at lower trim boards. Flashing not installed at horizontal wood surfaces at several areas. These areas will be prone to wood rot |
Window/Door Flashing: |
Satisfactory |
Caulking: |
Satisfactory |
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Wood rot at trim board near front porch Likely the result of the adjacent sprinkler |
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Minor wood rot at rear post trim boards |
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Moisture stains on wall below flashing at master bathroom window. Recommend continue to monitor |
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Flashing not installed at hozizontal wood surface of siding trim |
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Several siding baords are cracked at South wall |
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Wood rot at trim board at East wall Earth to wood contact |
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Roof
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Estimated Pitch: |
5:12 |
Material: |
Composition |
Layers: |
1+ |
How Inspected: |
From eave at (6) locations and from street and rear yard |
Condition: |
Satisfactory |
Ventilation: |
Eave and roof vent |
Plumbing Vents: |
Satisfactory |
Flues: |
Satisfactory |
Flashing: |
Satisfactory |
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- Recommend add flashing or roofing at rafter tails to prevent wood rot |
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Roof (typical)
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Roof (typical) |
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Add flashing or roofing to prevent wood rot |
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Roof (typical) |
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Gutters/ Downspouts
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Type: |
Continuous metal |
Condition: |
Satisfactory, minor debris in gutters |
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- Downspout connections were clogged with minimal debris |
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- Gutter above East garage bay should be cut back so as not to have restricted flow onto roof below with minor debris |
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- (2) downspouts by the Kitchen and Dining area are not connected to underground discharge pipes. The downspout adjacent to the Kitchen appears plugged |
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Front gutter overflow
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Front gutter full of water |
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Gutter at East garage bay should be cut back so as to not easily clog with debris |
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Downspout at Kitchen in clogged |
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Electrical
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Outlets: |
Tested, GFCI protected |
Switches/Lights: |
Tested |
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Plumbing
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Hose Bibs: |
Anti-siphon |
Gas Piping: |
Inspected |
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General
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Visibility: |
Space is vacant |
Access location: |
Exterior access |
How viewed: |
Traversed entire crawlspace |
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Moisture
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Ventilation: |
Appears adequate |
Vapor Barrier: |
As required |
Moisture Intrusion: |
- Minor moisture intrusion near rear area of house with no downspout discharge pipe |
Sump Pump: |
None visible |
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Minor moisture intrusion near the Dining 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: |
Satisfactory |
Structural Movement: |
No visible evidence |
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Insulation
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Under-floor: |
- Rodent damage to insulation (torn down and odor) |
Domestic Water Pipes: |
Satisfactory |
Heating Supply: |
Satisfactory |
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Rodent damaged insulation |
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Plumbing
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Condition: |
Satisfactory |
Valves/ Other: |
None visible |
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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
No visible defects |
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Heating/ Ventilation
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Duct Work: |
- Numerous heat ducts are lying on the ground (support ties are broken) |
Ventilation Ducts: |
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Gas Piping: |
No visible defects |
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Lint in crawlspace |
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Disconnected dryer vent |
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Heat ducts lying on ground (typical) |
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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: |
- Evidence of rodent activity in crawlspace. Damage to be insulation and heating ducts. There is a strong possibility that rodents have entered the ducting system of the house |
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General Room Condition
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Visibility: |
Space is occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
-Evidence of prior moisture intrusion at ceiling. No evidence that this condition is active |
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- Moisture intrusion (rain) at several corners of the garage doors |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Slab: |
Satisfactory |
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Rain water in garage |
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Safety
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Fire separation: |
As required where visible |
Ignition point > above FF: |
In compliance |
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Garage Door
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Type: |
Metal 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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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
- Not tested due to limited access |
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Doors
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
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General Room Condition
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Visibility: |
Rooms are occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory
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Framing at entryway
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Minor portion of insulation missing adjacent to the Dining Room above the Master Bedroom |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
Smoke Detector: |
Yes |
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Heating
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Source: |
Floor 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 |
Location: Floor 1 |
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General Room Condition
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Visibility: |
Rooms are occupied |
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 |
Oven: |
Tested |
Cooktop: |
Tested |
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Microwave: |
Not tested |
Ventilation: |
Tested |
Refrigerator: |
Tested |
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- Handle of freezer is loose |
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Trim missing behind range |
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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: |
- Sink faucet base should be tightened to not rotate |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested, GFCI protected |
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Heating
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Source: |
Floor 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 |
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- Standard lock of sliding glass door need adjustment |
Door condition: |
Satisfactory |
illwork condition: |
Satisfactory |
Location: Floor 1 |
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General Room Condition
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Visibility: |
Room is occupied |
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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- This outlet is the GFCI reset location for all bathrooms |
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Heating
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Source: |
Floor register |
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: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Fixtures: |
No visible defects |
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General Room Condition
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Visibility: |
Room is occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
- Substantial pet urine damage to carpeting, pad, subfloor, millwork and wall behind N.E. corner of Family Room |
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Pet urine damage Note delaminated MDF baseboards (behind current TV location) |
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Infrared image of pet damaged area |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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- Electric wire for future fireplace fan should be properly terminated in an box with electrical outlet |
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Loose electrical wire beneath fireplace (for future fan) |
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Heating
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Source: |
Floor 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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Fireplace
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Type: |
Sealed gas direct vent |
Tested: |
Ignition tested |
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- See comment above regarding electrical wire beneath fireplace |
Location: Floor 1 |
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General Room Condition
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Visibility: |
Room is occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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- Electrical outlet not installed at countertop as typically required |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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Doors/Millwork
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Operation/latching: |
- Door latch from garage to house will not latch unless knob is turned |
Door condition: |
Satisfactory |
Millwork condition: |
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: |
Satisfactory |
Fixtures: |
No visible defects |
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Appliances
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Washer: |
Tested rinse cycle |
Dryer Connection: |
Electric |
Dryer: |
Tested. Vented to outside |
Appliance 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 |
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- Minor nail pops at ceiling. These nail pops appear to be related to nearby heavy furniture |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
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- Light cover missing in closet. Exposed bulbs are a fire hazard in closets |
Outlets: |
All visible tested. Bathroom outlets are GFCI protected |
Smoke detector: |
Tested |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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Windows
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Glazing: |
No visible defects |
Tempered: |
As required |
Operation: |
Tested |
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- Recommend clean window tracks and weep holes at Bathroom windows |
Egress: |
Appears to meet current egress standards |
Screen: |
No visible defects |
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Moss buildup at weep holes in Bathroom |
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Doors/Millwork
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Operation/latching: |
Tested |
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- Latching at double entry doors may need adjustment to prevent rattling |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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- Toilet paper holder is loose |
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
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- Slow drainage at right sink |
Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Tub/Shower surround: |
Satisfactory |
Fixtures: |
- Right faucet control knob at tub not secure |
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General Room Condition
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Visibility: |
Rooms are occupied |
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 |
Outlets: |
All visible tested |
Smoke Detector: |
Tested |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to meet current egress standards |
Screen: |
No visible defects |
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Doors/Millwork
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Operation/latching: |
Tested |
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- By pass closet door guide missing at floor in S.W. bedroom |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 1 |
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General Room Condition
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Visibility: |
Room is occupied |
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
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested, GFCI protected |
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Heating
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Source: |
Floor register |
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: |
Satisfactory |
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: |
Master Bedroom closet and Garage |
How viewed: |
Traversed entire attic space over Garage, from access at bedroom due to limited access (from furniture) |
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Attic space (typical) |
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Attic space (view from garage towards entry) |
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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 and rafters |
Sheathing: |
OSB |
Structural Movement: |
No visible evidence |
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Insulation
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Type: |
Blown in |
Approximate Depth: |
10” +- |
Condition: |
Satisfactory |
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Flues/Vent Stacks
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Plumbing Stacks: |
All vented to exterior |
Gas Flues: |
No visible defects |
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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) |
||
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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