ASHI Certified Inspector #10233 Washington State Licensed Home Inspector #239
ASHI HOME INSPECTION REPORT
Client(s):
Our Valued Customer
Property address:
<<removed>> Kirkland WA 98034
Inspection date:
Tuesday, February 16, 2021
This report published on Tuesday, June 22, 2021 8:52:04 AM PDT
Rainier Inspections, Inc. (RII) provides visual inspections which comply with WAC 308-408C, licensing law which regulates Washington home inspectors. The Washington Home Inspector's Standards of Practice can be viewed at http://ashiww.org/wp-content/uploads/2015/04/SOP.pdf Our inspections also meet the current Standards of Practice of the American Society of Home Inspectors (ASHI). http://ashiww.org/wp-content/uploads/2015/04/standards.pdf
The inspection and report are not intended for use by anyone, but the client named above. 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 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 report is limited to the components of the property which were visible to the inspector on the date of the inspection and the opinion of the inspector as to their condition at the time of the inspection. All concerns noted in this report should be repaired by licensed and bonded WA state contractors per standard building practices.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety Hazard
Any item that is identified as a safety hazard is to be considered harmful or dangerous to its occupants due to its presence or absence in the structure.
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. The baseline repair cost used in this report is $500.00 or greater.
Minor Concern
A minor concern does not significantly affect habitability and can be considered an inexpensive repair. The baseline repair cost used in this report is $500.00 or less.
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.
Further Investigate
An item which requires further investigation by a specialist. This includes, but is not limited to, destructive testing, engineering evaluations or cost estimates by licensed and bonded contractors.
Appeared Serviceable
The inspected item is operating correctly in response to normal operating controls. 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)
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Weather conditions during inspection: Partially sunny
Temperature during inspection: Cold, (Degrees Fahrenheit), 37
Ground condition: Wet
Recent weather: Rain
Type of structure inspected: Two story, Northwest contemporary
Age of structure (in years): New construction
Entry of structure faces (for reference in the report): South
Occupied: No
1) Comment - A) The client should be aware that a break-in period occurs during the first year or two after a house is constructed. Some amount of settlement and shrinkage is inevitable as temperature and humidity varies during the seasons, such as sheetrock cracking. Systems may need adjustment or repair after experiencing constant, prolonged and/or heavy usage. B) It is beyond the scope of this inspection to determine if all permits have been approved and signed off. Consult with the builder and/or municipality to determine if all necessary permits have been approved, including the Certificate of Occupancy. C) The client should consult with the builder regarding the type of warranty offered with the house. A comprehensive, one year warranty is standard practice with new construction. Some builders also offer extended warranties on major systems.
Limitations: Inspection of the exterior grounds and drainage is visual and intended to determine if the grading is properly carrying surface water away from the structure. It is based on normal weather conditions at the time of the inspection. An inspection of sub-surface site drainage characteristics is not performed. A risk evaluation for flooding and mudslides is also not performed during the home inspection. Unless specifically included in the inspection, the following items are excluded from this inspection and report: docks, bulkheads, underground drainage systems, concealed sump pumps, soil stability. Inspectors observe trees and shrubs to see if they affect the structure being inspected. The physical condition of the trees and shrubs themselves is not evaluated. .
Site profile: Level
Drainage: Appeared serviceable
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of walks and patios: Appeared serviceable
Walk and patio material: Poured in place concrete
Condition of entry porch: Appeared serviceable
Entry porch material: Poured in place concrete
Condition of guardrails: Appeared serviceable
Rail material: Metal
2) Comment - 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.
Limitations: The exterior is inspected visually at grade level. Some items are often high off the ground and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. The inspector's evaluation is based on generally accepted building practices and the age of the components. Retractable window awnings and window security bars are not inspected. Comments about these systems are a courtesy only. .
Apparent wall structure: Wood frame, 2" x 6"
Condition of siding: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of caulking and paint: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Siding material: Cedar, Cement fiber, Faux stone veneer
Condition of exterior entry doors: Appeared serviceable, (see comments below)
Exterior door material: Insulated metal, Vinyl
Condition of windows: Appeared serviceable
Type(s) of windows: Vinyl frames, Insulated glass
Wall insulation: Walls are probably insulated based on the age of the structure, Wall insulation is not visible
Insulation Amount: 5.5" of insulation is possible
3) Major Concern, Repair/Replace, Further Investigate - The Faux stone installation was ready for joint sealant (backer rod installed), but the joint sealant was not installed. Water appears to be leaking behind the veneer from the missing sealant at the parapet wall flashing, running down the wall (behind the veneer) and coming out of the wall above the upper window and at the base of the upper wall. Water appears to have been entering the wall system since the veneer was installed. Suspect water damage is occurred to the OSB wall sheathing behind the veneer. Recommend removing the veneer in the affected area, investigating for rot and mold damage, reinstall the veneer and installing sealant per the manufacturer's instructions.
4) Major Concern, Repair/Replace - The Faux stone installation was ready for joint sealant (backer rod installed), but the sealant was not installed. Recommend installing sealant as recommended by the veneer manufacture to prevent water intrusion.
5) Repair/Maintain - The paint finish is incomplete at the garage door trim, entry door and frame, trim at patio, and caulked pipe penetrations on west side of garage. Additional incomplete exterior paint may exist which is not noted in this report. All exposed siding, doors and trim should be painted.
6) Repair/Maintain - The entry door lockset handles were loose. The hardware should be repaired or replaced.
7) Repair/Maintain - Screens were missing from all of the windows. These windows may provide ventilation during months when insects are active. Window screens should be installed.
8) Repair/Maintain - Cap flashing and wood trim are damaged at the middle of the main garage door. The flashing and trim should be repaired.
9) Comment - James Hardie, cement-fiber siding is installed on most of this house. This type of siding is made of sand, cement, cellulose fibers, and water. The resulting material is a durable siding product that performs well in damp weather. This type of siding is resistant to insect attack and fungal rot decay.
10) 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.
Limitations: Roofs are inspected visually from an area that does not put either the inspector or the roof at risk. The best inspection location is on the surface. Steep, wet, snow, or ice covered roofs are not inspected from the surface. The inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. .
Approximate age of roof surface (years): New
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Aluminum
11) Minor Concern, Repair/Replace - Kick-out flashing on the west side of the parapet wall is reverse sloped and water is not draining away from the wall. Water leakage into the wall framing could occur. Recommend that a qualified roofing contractor slope the kick-out flashing to drain water into the gutter system.
12) Minor Concern, Repair/Replace - The single ply roofing is not properly attached to the roof sheathing in the southwest valley. The roofing material is stretched over the valley creating a large gap between roof sheathing and roofing material. The roofing material could be damaged by people walking on the roof. The roofing material should be installed per manufacturers specializations.
13) Repair/Replace - One composition shingle was damaged at the west side of south parapet wall, upper roof. Leaks can occur as a result. Recommend a qualified roofing contractor repair or replace all damaged shingles.
14) Repair/Replace - 1) The west end of the gutter above the garage is damaged. The damaged gutter should be replaced. 2) The gutter above the garage doors had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles has accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. Recommend repairing the gutters as necessary. For example, by sloping the gutters towards the downspouts, nailing the gutters tight to the eaves and/or installing additional downspouts and extensions.
15) Repair/Maintain - Significant amounts of debris have accumulated in the gutters. 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.
16) Repair/Maintain - Construction debris was observed on the roof; nails, wood, caulk tube, rubber bands. All debris should be cleaned off of the roof surface.
Limitations: Garages and carports are inspected based on accessibility and are reported as being attached or unattached from the house structure. The exterior components (i.e. roof, walls, eaves, fascias, gutters, etc.), will be reported in the appropriate section if the garage is attached. Interior components (i.e. walls, etc.) should be reported when defects exist and when they differ from those components previously listed as part of the house structure. .
Type: Attached Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core, Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional, Insulated metal
Number of vehicle doors: Two
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable, (see comments below)
Condition of firewall: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of walls and ceilings: Appeared serviceable, (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Garage ventilation: None
17) Repair/Replace - One or more gaps and/or holes were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend firestopping all holes or gaps with fire-resistant caulking. For more information, visit: https://www.reporthost.com/?AGFR
18) Repair/Replace - The garage walls and fire door are not painted. The walls and door should be painted.
19) Repair/Maintain - 1) The concrete edges at the expansion joints where not rounded with a trowel and are rough at half of the garage slab. The rough edges at the expansion joints should be rounded and smoothed. 2) Moisture appears to be leaching through the concrete slab. Recommend cleaning and sealing the concrete slab.
Limitations: Heating and cooling inspections are visual. Weather permitting, we will operate both the heating and A/C units in their respective modes. We will use normal controls and access panels to evaluate how well the system is performing its intended function. The inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. Testing for the presents of Carbon Monoxide is also not performed during this visual inspection. This inspection and report do not guarantee or warranty the condition of the heat exchanger (gas/oil - furnace/boiler). .
General heating system type(s): Forced air furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age: New
Forced air heating system manufacturer: Bryant
Location of forced air furnace: Attic
Condition of furnace filters: Required replacement (see comments below)
Location for forced air filter(s): Behind return air grill(s), Second floor hall
Condition of forced air ducts and registers: Appeared serviceable, (see comments below)
Condition of burners: Appeared serviceable
Condition of exhaust venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of cooling system: Not inspected, Required repair, replacement and/or evaluation (see comments below)
Cooling system fuel type: Electric
Location of compressor: Northwest corner of house
Cooling system type: Air conditioner
Cooling system manufacturer: Bryant
Condition of controls: Appeared serviceable
Condition of whole house ventilation system: Required repair, replacement and/or evaluation (see comments below)
24 hour automatic ventilation system present: Yes
20) Safety Hazard, Repair/Replace - The make-up air supply system for the kitchen range hood had no electrical or thermostat wires connected to the fan and damper by the furnace. This system provides fresh air when the kitchen exhaust is functioning and prevents back-drafting of the gas appliances. Recommend that a qualified HVAC contractor complete the installation of the make-up air system.
21) Major Concern, Repair/Replace - The air conditioning system did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a visual evaluation of the system. Recommend that a qualified HVAC contractor evaluate and make repairs as necessary.
22) Repair/Replace - 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.
23) Repair/Replace - One or more heating air supply registers had weak air flow. This condition could cause cold areas in the house. The heat system should maintain 70 degrees, three feet off the floor, in all finished rooms. We recommend balancing the air flow by adjusting the heat registers in each room, through-out the house. Duct dampers are sometimes used in the air distribution system. If these dampers exist, they should be used as the primary way to balance the air flow.
24) Repair/Maintain - A whole house ventilation system with a timer is installed in the laundry room. The timer controls the removal of old air from the house interior. This system is necessary to maintain adequate indoor air quality. Typically, these systems should be activated 3 times a day for roughly 2 hour per time period. The fan timer should be set to automatic mode and the correct time duration.
Limitations: Inspectors operate normal controls and put the system through a normal cycle. During the plumbing inspection, no operational inspection of any water shut-off valves will be performed. Often these valves have not been operated for some time, and could be frozen in the open position. We recommend operating the valves at least once a year to keep the seals from drying out and replacing any frozen shut-off valves. The following items are not included in this inspection: buried main, side and lateral sewer lines; exterior gray water systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks. For information regarding water quality, the local water department should be contacted. .
Water service: Public water system
Location of main water meter: Not determined (not located)
Water pressure (psi): 76
Location of main water shut-off: In hall closet, First floor
Visible service pipe material: PEX Plastic
Condition of supply pipes: Appeared serviceable
Supply pipe material: PEX plastic
Sewer Type: Public sewer system
Condition of drain pipes: Appeared serviceable
Drain pipe material: ABS Plastic
Condition of waste pipes: Appeared serviceable
Waste pipe material: ABS Plastic
Location(s) of plumbing clean-outs: Driveway
Vent pipe condition: Appeared serviceable
Vent pipe material: ABS Plastic
Sump pump installed: No
Sewage ejector pump installed: No
Condition of fuel system: Appeared serviceable
Fuel pipe material: Black Iron
Location of main fuel shut-off valve: At gas meter, West side of garage
25) Repair/Replace - What is this pipe for on the west side of the garage?
26) Repair/Replace - 1) The pantry sprinkler head cover was missing. A cover should be installed. 2) Exposed wood blocking was observed at the fire sprinkler controls. The exposed wood should be covered with drywall and finished.
27) Comment - Based on visible equipment or information provided to the inspector, 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, and install an expansion tank at the water heater if missing and necessary. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
28) Comment - A fire suppression system was installed on the premises. 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. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.
29) Comment - The inspector did not determine the location of the water meter. Recommend consulting with the property owner to determine the meter location, that you locate it yourself, or consult with the local water municipality if necessary. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
Limitations: Water heaters are inspected visually for proper installation and operation. Activating any shut-off valves or gas pilot lights is beyond the scope of this inspection. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated. For maintenance the drain valve should be opened for a couple minutes once a year to control rust and corrosion of the tank. This will help extend the the water heater's life. All water heaters must have a temperature/pressure relief valve with a properly installed discharge pipe. This valve prevents the tank from overheating or over-pressurizing. Once a year the valve should be opened and closed to make sure it is working and clear debris from the valve seat. .
Condition of water heater: Appeared serviceable, (see comments below)
Type: Tankless
Energy source: Natural gas
Estimated Age: New
Manufacturer: Rinnai
Location of water heater: Garage
Hot water temperature tested: No
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
30) Minor Concern, Repair/Replace - Water was constantly running out of the condensate drain pipe when the water heater was not operating. Condensate should only be coming out of the drain when the unit is operating. The operation of the water heater should be checked by a qualified plumber.
31) 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
Limitations: Electrical inspections are visual and operational. Inspectors operate a representative number of switches, test a representative number of outlets and observe visible wires. A representative number is defined as: at least one fixture, but not every fixture. The following systems are not included in this inspection: TV cable, phone lines and high speed internet wiring. Any comments made regarding these items are as a courtesy only. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. .
Electric service condition: Appeared serviceable
Primary service type: Underground service lateral, West side of the house
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Concrete encased electrode (UFER), Gas pipe
Condition of main service panel: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Carbon monoxide alarms installed: Yes, but not tested
Smoke alarm power source(s): Hard wired with battery back-up
32) Safety Hazard, Repair/Replace - The oven circuit breaker was in the tripped position at the start of the inspection. A dead short may exist in the circuit and/or the oven. Recommend a qualified electrician evaluate and repair as necessary.
33) Repair/Replace - A substandard wire termination was found in the crawl under kitchen. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
34) Repair/Replace - Cover plates for switches and receptacles (outlets) were missing through out house. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend installing cover plates where necessary.
35) Repair/Replace - One or more lights where inoperable at the 3/4 bath, first floor. Typically, this is a dead light bulb. Sometimes the problem can be a defective fixture. New light bulbs should be installed. If the problem still exists an electrician should be retained to further investigate the problem.
36) Repair/Replace - No electric receptacles (outlets) where installed at the kitchen island. GFCI-protected receptacle should be installed at both ends of the kitchen island with counter top to prevent appliance cords from crossing paths where people walk. Recommend that a qualified electrician install receptacle(s) at the island per standard building practices.
37) Repair/Replace - The outlet power at the left side of the range flickers on and off, a loose connection may exist. The wiring at the outlet should be repaired.
38) Repair/Replace - A cover plate for an attic junction box was missing. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend installing cover plates where necessary.
39) 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.
40) Comment - Arc Fault Circuit Interrupters (AFCI), are installed in the breaker panel. These breakers provide added protection to circuits serving all bedroom receptacles and lights. AFCI devices are breakers designed to sense "arcing" which can lead to overheating or fires. As with GFCI devices these breakers should be tested on a regular basis.
41) Comment - Ground fault circuit interrupters are installed at the wet areas of the house. GFCI's provide electrical shock protection in water use areas of the house. These safety devices are required in; kitchens, bathrooms, at laundry sinks, exterior areas in contact with the ground, crawl space and garages. Older homes should consider updating the electrical system with these devices. GFCI outlets should be periodically "tripped" to verify they are operating.
Limitations: Kitchen appliances are tested for on/off function only during the inspection. The following items are not included in the inspection: household appliances such as ice makers, water filters, appliance timers, clocks, cook functions, cleaning operations, thermostats for temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. .
Permanently installed kitchen appliances present during inspection: Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven, Range hood
Condition of counters: Appeared serviceable (see comments below)
Condition of cabinets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
42) Repair/Replace - Cabinet hardware (such as pulls) were missing at one or more cabinet doors. Recommend that a qualified person repair as necessary.
43) Repair/Replace - The under-sink food disposal appears to have debris in it and was noisy. Recommend that a qualified person clean the disposal.
44) Repair/Replace - The dishwasher door handle was loose. Recommend that a qualified person repair as necessary.
45) Repair/Replace - An open hole in the kitchen counter was observed. The hole was intended for an air gap, but a Johnson T was used instead for the dishwasher drain. A soap dispenser or insta-hot should be installed.
46) Repair/Replace - The island countertop is missing. The countertop should be installed.
47) Repair/Replace - The range is missing. The range should be installed.
Limitations: Bathroom inspections are visual and operational. Inspectors operate plumbing fixtures to determine the presence of leaks and look for water damage. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, or clothes washers due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances. .
Location #A: 3/4 bath, First floor
Location #B: Full bath, Second floor
Location #C: Laundry room/area, Second floor
Location #D: Master bath, Second floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Appeared serviceable (see comments below)
Condition of sinks and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans
Laundry equipment: Not inspected
240 volt receptacle for laundry equipment present: Yes
Condition of clothes dryer vent: Appeared serviceable
48) Repair/Replace - Cabinet hardware such as cabinet and drawer pulls where missing from location #D, (Master bath). Recommend that a qualified person repair as necessary.
49) Repair/Replace - The sink at location(s) #A was missing and B had incomplete fixtures. The sink installation should be completed.
50) Repair/Replace - Hole in the wall adjacent to light fixture at location #B (Full bath, Second floor). The wall should be repaired.
51) Repair/Replace - The light fixture above the master shower is incomplete. The fixture should be completed.
52) Repair/Maintain - Recommend cleaning and sealing the grout in flooring at location(s) #A and D now and in the future as necessary to prevent staining and to improve waterproofing.
53) Repair/Maintain - Recommend cleaning and sealing the grout in the shower enclosure at location(s) #A and D now and in the future as necessary to prevent staining and to improve waterproofing.
54) Comment - The clothes washer and dryer were not tested and are excluded from this inspection and report.
55) Comment - The clothes washer was installed over a finished space where water leakage can cause damage. No catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if the clothes washer leaks. If concerned, consult with a qualified contractor about installing a catch pan. Note that drain lines for catch pans are usually installed below the floor level and are difficult at best to install in an existing structure. A high water alarm can be installed instead of a drain line.
Limitations: Interior room inspections are conducted visually. Inspectors examine and base findings on homes of similar construction and age. Water stains or evidence of leakage/moisture will be noted in the report. Cosmetic items such as: paint, wallpaper, carpet, and window treatments, will not be inspected. A representative number of doors and windows are operated during the inspection, but not every door and window. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. Determining the cause and/or source of indoor odors is not within the scope of this inspection. .
Condition of interior doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of windows: Appeared serviceable
Condition of walls and ceilings: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Wood or wood products
Condition of stairs, handrails and guardrails: Appeared serviceable
56) Repair/Replace - One or more interior doors were missing or incomplete; at the hall bi-fold door and the bedrooms. Recommend that a qualified person replace or repair doors as necessary.
57) Repair/Replace - Interior wall paint was incomplete on the main floor. All painting should be finished.
58) Repair/Replace - The middle, west bedroom is incomplete. Carpet pulled up, bi-fold doors removed and holes in the ceiling. The room should be completed.
59) Comment - The wood flooring was covered and not inspected.
Limitations: The following items are not included in this inspection: chimney flues (except where visible). Note that the inspector does not determine the adequacy of drafting or sizing of fireplace and wood stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist. .
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
60) Repair/Replace - Incomplete trim around and adjacent to the fireplace was observed. All trim should be completed.
Limitations: Attic inspections are visual. Inspectors will access the attic if possible. The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. .
Attic inspection method: Viewed from hatch
Location of attic access points: Master bedroom closet, Second floor
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by floor insulation are excluded from this inspection. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Crawl space areas should be checked annually for water intrusion, plumbing leaks and pest activity. .
Crawl space inspection method: Traversed
Location of crawl space access points: Pantry
Condition of floor substructure: Appeared serviceable
Condition of insulation underneath floor above: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Cellulose roll or batt
Vapor barrier present: Yes
Condition of vapor barrier: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Convention air flow vents
61) Repair/Replace, Conducive conditions - The plastic vapor barrier installed over the soil in the crawl space was wrapped around or in contact with the sides of one or more wooden support posts. Condensation under the vapor barrier is likely to deposit water at the base of these support posts, and can cause fungal rot. Recommend trimming the plastic vapor barrier where necessary so it's not in contact with any support posts, or any other wooden substructure components.
62) Repair/Replace - 1) Under-floor insulation was missing from under kitchen in the crawl space. This may result in reduced energy efficiency. Recommend installing insulation as necessary. 2) The wiring to the range was loose and inadequately supported. Recommend that a qualified electrician repair the wiring per standard building practices.
Limitations: Foundation inspections are visual and limited to accessible components. Accessibility will vary due to type of foundation and other obstacles. We look for cracks and bulges during the inspection. The most common problem concerning foundations is water leakage. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement .
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material: Poured in place concrete
Anchor bolts or hold downs for seismic reinforcement: Installed
63) Appeared Serviceable - The structure appears to be square and level. No cracks where observed in the foundation.
This report has been prepared for the sole and exclusive use of the client listed in the report title. This report is not to be sold or transferred. Use of this report by any unauthorized persons is prohibited. All concerns noted in this report should be reviewed and repaired by licensed and bonded WA state contractors per standard building practices.