ASHI Certified Inspector #10233 Washington State Licensed Home Inspector #239
Summary Unofficial version!
Client(s):
Tang Wen
Property address:
10716 - 51st St NE Kirkland Wa 98011
Inspection date:
Tuesday, January 7, 2025
This report published on Thursday, January 16, 2025 8:26:18 AM PST
The summary report lists significant concerns observed during the inspection. The summary report helps separate the most urgent repair items from other concerns found during the inspection. The full inspection report contains the complete description of the house and all noted concerns and comments. The full inspection report should be reviewed before making your final decisions about the condition of this property.
This report is not to be sold or transferred by the client. The client agrees to indemnify and hold harmless RII, it's agents and employees for and against any claims of third parties against RII arising out of or related to the inspection report. RII reserves all copyrights to the inspection report.
The summary report is limited to an impartial opinion which is not a warranty that items inspected are defect-free, or that latent or concealed defects may exist as of the date of this inspection, or which may have existed in the past, or may exist in the future. The summary report is subject to the terms and conditions of the Inspection Agreement signed by the client. All concerns noted in this report should be reviewed and repaired by licensed and bonded WA state contractors per standard building practices
Concerns are shown and sorted according to these types:
Safety Hazard
Any item that was identified as a safety hazard is to be considered harmful or dangerous to its occupants due to its presence or absence in the structure. These items should be corrected at this time.
Major Concern
Any item identified as a major concern is either significantly affecting habitability of the structure and/or can be expensive repair or replace. These items should be corrected at this time.
Minor Concern
A minor concern does not significantly affect habitability of the structure, but is an important repair. These items should be corrected at this time.
Repair/Replace
Recommend repairing or replacing the noted concern as soon as possible.
Repair/Maintain
Recommend repairing or replacing the noted concern in the near future.
Maintenance Item
Any item identified as a maintenance item is considered routine repairs for a house. These items can become larger concerns if not corrected.
Monitor
The inspected item was nearing the end of it's service life, but is not significantly impeding habitability or unsafe. The item could have hidden defects. Future replacement may be needed.
Appeared Serviceable
The inspected item was operating correctly in response to normal operating controls and appeared in good working condition. No significant deficiencies were noted at the date and time of the inspection.
Comment
Additional information, upgrade items or excluded items.
Conducive conditions
Conditions conducive for wood destroying organisms (Wood destroying ants, termites or wood rot)
Grounds
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.
Photo 2-1 Trip hazard at concrete divider. Photo 2-2 Settled walk section.
Photo 2-3 Trip hazard at concrete divider. Photo 2-4 Cracked and settled driveway.
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.
Photo 3-1 Photo 3-2
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.
Photo 4-1
Exterior, Doors, Windows
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.
Photo 11-1 Photo 11-2
Photo 11-3 Photo 11-4
Roof
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.
Photo 13-1
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
Photo 14-1 Photo 14-2
Garage
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.
Photo 19-1 Photo 19-2
Photo 19-3 Damaged bottom edge of middle garage door.
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.
Heating System
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.
Photo 24-1 Malfunctioning fresh air intake damper. Photo 24-2 Timer control for the fresh air system. The timer is not set for automatic operation.
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.
Photo 25-1
Plumbing and Fuel Systems
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.
Photo 27-1 Photo 27-2
Photo 27-3 Photo 27-4
Electric System
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
Photo 30-1
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.
Photo 32-1
Kitchen
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.
Photo 35-1
Bathrooms and Laundry
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.
Photo 36-1
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.
Photo 37-1
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.
Photo 38-1 Photo 38-2
Fireplaces and Chimneys
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.
Photo 41-1
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.
Photo 42-1
Attic and Roof Structure
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
Photo 45-1 Photo 45-2
Photo 45-3 Photo 45-4
Crawl Space
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.
