1) Comment -  The property was vacant prior to the inspection. The systems have not been under normal use prior to the inspection. This condition can limit the observations the inspector makes about the property. Conditions in need of repair may surface after the house is occupied and the systems are under normal use.

2) Minor Concern -  Settlement was observed in the entry walk, between the entry porch and the driveway. Part of the driveway has also settled with the walk. Typically, these areas have settled and stopped. The settled walk sections have created trip hazards at the entry porch and the driveway. For safety reasons, recommend repairing these areas to eliminate the trip hazards. For example; by using slab jacking technics to raise the settled walk and driveway sections. Recommend that a qualified contractor repair this concern as necessary.

3) Repair/Replace -  The fencing was damaged, falling down and/or rotted along the north sides of the property. The damaged sections should be replaced.

4) Repair/Maintain, Conducive conditions -  Scrap/rotted wood was observed under the deck. The wood is conducive to wood destroying organisms. All scrap/rotted wood around the house and under decks should be removed.

5) Maintenance Item -  Cracks were observed in the driveway. Typically these areas have settled and stopped. The cracks could be sealed to prevent water infiltration and further settlement. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

6) Monitor -  The grading slopes down towards the house perimeter on the south side. This condition can result in water accumulating around foundation and/or leaking into the crawl space. No signs of crawl space water accumulation were observed at the time of the inspection. Recommend monitoring the surface drainage and, if necessary, installing a French drain, (buried drain pipe surrounds by rock) to direct surface drainage away from the structure.

7) Monitor -  Soil erosion was observed from under the east side of the entry porch. The porch has not settled due to the soil erosion. The porch should be monitored and if settlement occurs, the erosion under the porch should be repaired by a qualified contractor.

8) Comment -  A) The over-all site is moderately sloped. No surface erosion concerns where observed. The condition of the geology below the surface can not be determined during a visual inspection. The soil stability of the slope is excluded from this inspection. For a detailed analysis of the site geology, a soils engineer could be contacted.
B)The adjacent site near the house is level or slopes away from the foundation. No standing water was observed near the foundation. An inspection of subsurface site drainage characteristics is not performed during a home inspection.

9) Comment -  The health of the large trees on the property (east side) was not evaluated. An Arborist should be retained to provide information about the condition and health of the trees. An Arborist can also provide pruning suggestions for the trees.

10) Comment -  Most of the deck sub-structure was inaccessible due to limited space below. The sub-structure could not be fully inspected. Hidden rot and/or damage could exist.

11) Minor Concern -  A) Fungal rot was found at one or more locations on the south side of the house. Rot damage was found at the: lower trim of the southwest corner of living room bump out, trim at the base of the entry porch post and at the south gable end vent above the garage doors. Additional hidden rot may exist, further investigation is advised. All rotten wood should be replaced as necessary.
B) Fungal rot was also found at the lower, corner trim adjacent to the patio door. Additional hidden rot may exist, further investigation is advised. All rotten wood should be replaced as necessary.

12) Comment -  Insulated glass windows are installed in this house. Occasionally, the seals between insulated glass windows fail and the window panel becomes fogged. Broken window seals are often detectable however; varying weather conditions, humidity, temperature and light can make detection impossible during the home inspection. Hidden window seal damage may exist. This inspection and report does not guarantee or warranty the condition of the window panels or seals.

13) Repair/Maintain -  Significant amounts of debris have accumulated in the gutters and/or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. Recommend cleaning gutters and downspouts now and as necessary in the future.

14) Repair/Maintain -  Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
https://www.reporthost.com/?MOSS

15) Maintenance Item -  Debris such as leaves, needles, etc. have accumulated on the roof surface. Water may not flow easily off the roof and can enter gaps in the roof surface. Leaks can occur as a result. Recommend cleaning debris from the roof surface now and as necessary in the future.

16) Comment -  No signs of shingle erosion were observed.

17) Comment -  The inspector attempts to traverse roof surfaces during the inspection. However, due to safety concerns about the height of the structure and the pitch of the roof, the inspector was unable to traverse the roof. Instead, the roof was inspected instead with a drone.

18) Comment -  The operation and discharge location of the underground downspout drains is not included in a visual ASHI® inspection. Plugged drains are a common cause of water leakage into crawl spaces. The downspout connections should be observed for overflowing and the drains cleaned as needed.

19) Repair/Replace -  The garage door are rusting at the bottoms (exterior) and the bottom of the middle door is broken. Recommend that a qualified contractor repair or replace and/or repair door(s) as necessary.

20) Repair/Replace -  The west, garage vehicle door wouldn't close with the automatic opener because the opener auto-reversed while the door was closing. This condition can be caused by photoelectric sensors being out of adjustment, the door binding, the mechanical auto-reverse sensor having problems, or other problems with the door opener or door. A garage door specialist should by retained to evaluate and repair the garage door opener and door.

21) Comment -  Minor cracks were found in the concrete slab floor. These are common and are caused by normal concrete settlement. No signs of ongoing settlement where observed.

22) Comment -  Many floor and wall areas were obscured by vehicles and/or stored items and couldn't be fully evaluated. The inspector in general does not move personal belongings. When stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

23) Comment -  The east garage vehicle door was blocked by stored items. The inspector was unable to operate or fully evaluate the door as a result.

24) Minor Concern -  A) A fresh makeup air system was installed with a timer. The timer controls the introduction of fresh air into the heating system's return air supply and to activate one exhaust fan. This system is necessary to maintain adequate indoor air quality. Typically, these systems should be activated three times a day for roughly 2 hour per time. The client should familiarize themselves with the timer's operation and by setting the timer as necessary.
B) The air intake damper did not operate when the system was tested. Recommend that a qualified HVAC contractor evaluate and repair as necessary.

25) Repair/Maintain -  The furnace filters are dirty. Filters should be changed or cleaned every three to four months during the heating season. The filter should be changed or cleaned at this time.

26) Maintenance Item -  The furnace operated properly at the time of the inspection. The last furnace service was not posted on the furnace. Gas furnaces should be serviced every one to two years. If the inspector was unable to determine the last service date, the property owner should be asked. We recommend that a qualified HVAC contractor inspect, clean, and service the furnace if not done in the last year or two. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
https://www.reporthost.com/?ANFURINSP

27) Repair/Replace -  Insulation for one or more water supply pipes in the crawl space was missing and/or loose. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

28) Comment -  Based on visible equipment, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Recommend that a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of gray water and potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

29) Comment -  The hot water temperature was not measured. Typical hot water temperature should be 120-125 degrees Fahrenheit to prevent scalding. The water temperature is adjusted at the water heater. For more information on scalding dangers, visit:
https://www.reporthost.com/?SCALD

30) Safety Hazard -  Based on the age of this structure and the appearance of existing smoke alarms, the alarms have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Most manufacturers also recommend replacing the smoke alarms after ten years. Recommend replacing all hard-wired smoke detectors as recommended by NFPA. For more information, visit:
https://www.reporthost.com/?SMKALRMLS

31) Safety Hazard -  No carbon monoxide alarms were visible. This is a potential safety hazard. WA state requires CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms in the immediate vicinity of the bedrooms (hallways), on each level, and in accordance with the manufacturer's recommendations. Because carbon monoxide is slightly lighter than air and also because it may be found with warm, rising air, detectors should be placed on a wall about 5 feet above the floor. The detector may be placed on the ceiling. Do not place the detector right next to or over a fireplace or flame-producing appliance. Keep the detector out of the way of pets and children. For more information, visit:
https://www.reporthost.com/?COALRM

32) Repair/Replace -  One receptacle box was loose at the first floor, hallway wall, near the entry. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.

33) Comment -  The security system was not tested or inspected. The inspection of this system is beyond the scope of an ASHI inspection. The home owner or a specialty contractor familiar with the system should be consulted for testing, proper operation and care of the system.

34) Comment -  No concerns observed with the breaker panel wiring.

35) Repair/Maintain -  Gaps, no caulk, or substandard caulking were found between the countertop and backsplash. Water may penetrate these areas and cause damage. Recommend repairing the damaged areas as necessary. For example, by installing caulk.

36) Minor Concern -  The hot water, bathtub faucet at location #C (primary bathroom) was leaking. Recommend that a qualified person repair or replace handles as necessary.

37) Repair/Replace -  Tiles in the lower, left corner of the shower enclosure at location #C were cracked. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.

38) Repair/Maintain -  Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #C. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.

39) Monitor -  The bathroom floor at location #C is covered with carpet. Only a limited inspection of the structural floor could be performed. Hidden rot damage could exist. Carpet is not recommended in this area because it can trap moisture against the wood sub-floor near the shower and bathtub. The sub-floor was not tested for moisture because the house is vacant and the sub-floor would be dry. The carpet should be removed and sheet vinyl or tile flooring installed.

40) Maintenance Item -  Minor cracks and/or blemishes were found in the ceiling by the attic access hatch. Cracks are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. The cracks are not a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
https://www.reporthost.com/?ECC

41) Safety Hazard -  The living room fireplace was equipped with a gas burner and the chimney damper can fully close. This is a safety hazard due to the possibility of burner exhaust gases entering the living space. Modifications should be made to prevent the damper from fully closing, by installing a C-clamp safety device. A qualified contractor should repair per standard building practices so the damper cannot fully close.

42) Repair/Replace -  The masonry chimney crown is completely covered with moss. The condition of the chimney crown could not be inspected. Hidden cracks could exist which allow water to enter the masonry chimney. If possible, (the chimney is very tall) the moss should be cleaned off and the crown inspected for damage and repaired as needed.

43) Comment -  The function of the gas log burner in the livingroom fireplace could not be tested because it requires a match (open flame) to ignite the burner. Activating gas appliances with an open flame is beyond the scope of an ASHI home inspection. The operation of the gas log should be verified prior to closing.

44) Comment -  Due to inadequate chimney access and/or chimney caps, the existence and/or condition of chimney liners could not be determined. The chimneys should be inspected by a chimney sweep prior to using the fireplaces.

45) Major Concern -  Evidence of rodent infestation was found in the form of feces and damaged insulation in the attic. A crawl space clean-out contractor should make repairs to remove damaged insulation, clean rodent waste, seal openings in the structure and install new insulation. Recommend following these guidelines from the Center for Disease Control:
https://www.reporthost.com/?SEALUP
https://www.reporthost.com/?TRAPUP
https://www.reporthost.com/?CLEANUP

46) Repair/Maintain -  Some sections of under-floor insulation in the crawl space have fallen down. This may result in reduced energy efficiency. Recommend that a qualified contractor install or replace insulation as necessary.

47) Appeared Serviceable -  The structure appears to be square and level. No cracks where observed in the foundation. Many foundation walls below the house were obscured by the vapor barrier. The inspector was unable to evaluate these areas. They are excluded from this inspection.