ASHI Certified Inspector #10233 Washington State Licensed Home Inspector #239
ASHI HOME INSPECTION REPORT
Client(s):
Our Valued Customer
Property address:
<<removed>> Redmond WA 98053
Inspection date:
Wednesday, February 17, 2021
This report published on Tuesday, June 22, 2021 8:50:46 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.
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.
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.
Monitor
The inspected item is 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.
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
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. .
Condition of retaining walls: Appeared serviceable
Retaining wall material: Concrete block, Rockery
Site profile: Steep slope, Down from east to west
Drainage: Appeared serviceable, (see comments below)
Condition of trees: Required repair, replacement and/or evaluation (see comments below)
Condition of driveway: Appeared serviceable, (see comments below)
Driveway material: Asphalt, Poured in place concrete, Brick
Condition of entry porch: Appeared serviceable, (see comments below)
Porch material: Poured in place concrete
Condition of entry porch handrails and guardrails: Appeared serviceable
Rail material: Iron
1) Repair/Maintain - A site drain exists in the driveway. A low area to the south of the drain exists resulting in standing water in the driveway. Recommend repairing the driveway so it slopes towards the drain.
Photo 1-1 Photo 1-2
2) Further Investigate - One or more significantly-sized diseased or dead trees were observed on the property to the south of the inspected house. The upper part of the largest tree appears to have broken off and hit the inspected house damaging the gutters. Other trees on the east side of the property and the west side of the driveway also appear to be diseased or dead. Ivy growing up the trees will eventually kill the trees. These trees pose of risk of damaging the house. An Arborist should be retained to provide information about the condition of the trees and recommendations for removal.
Photo 2-1 Photo 2-2
3) Monitor - The entry porch has settled adjacent to the house. This condition is common and does not indicate a problem with the house footings. In most cases the porch has settled and stopped. Sealant has been used to fill the gaps around the porch caused by the settlement. Mortar repairs where also performed at the adjacent brick veneer. The porch should be monitored for future settlement and cracks or gaps repaired as needed.
Photo 3-1 Photo 3-2
4) Comment - A hot tub is installed in the deck. Over-all the hot tub appears to be properly installed. The hot tub was not tested because the water has been drained. Hot tubs, related equipment and supply hookups are specialty systems and are excluded from this inspection. Regular maintenance of a hot tub is required. Recommend that a pool and spa contractor be retained to evaluate the hot tub and perform any needed repairs.
Photo 4-1 Photo 4-2
5) Comment - The over-all site is steeply 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. An inspection of subsurface site drainage characteristics is not performed during a home inspection. A risk evaluation for flooding and mudslides is also not performed. For a detailed analysis of the site geology, a soils engineer should be contacted.
Limitations: The visible footings, posts, beams, joists, decking, stairs, and railings are inspected. Treated wood, cedar and composite materials are always recommended for decks because they resists rot very well. Non-treated wood decks will experience ongoing rot and will need repairs during their lifespan. Some decks are enclosed preventing an inspection of the support structure. .
Condition of decks: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Deck material: Treated wood (sub-structure)
Condition of stairs, handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
6) Safety Hazard, Repair/Replace - The upper deck ledger boards were only nailed to the house rather than being attached by lag screws or bolts. As a result, decks or porches may separate from the house and collapse. This is a potential safety hazard. Lag screws or bolts, minimum 1/2 inch in diameter, should be installed to securely attach ledger boards to the structure. For more information, visit: https://www.reporthost.com/?LB
Photo 6-1
7) Safety Hazard, Repair/Replace - Handrails were missing at the north steps. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend installing handrails where missing and per standard building practices.
Photo 7-1
8) Safety Hazard, Repair/Replace - Guardrails are loose and/or wobbly, and pose a fall hazard. Recommend repairing or replacing the guardrails as necessary.
Photo 8-1
9) Safety Hazard, Repair/Replace - The connection between the original upper deck and added upper deck is substandard. The added upper deck could separate from the original deck. Additional steel connectors and/or wood supports should be installed. A qualified deck contractor should be retained to further investigate this concern, recommend exact repairs and provide repair costs.
Photo 9-1 Photo 9-2
10) Minor Concern, Repair/Maintain, Conducive conditions - Soil was in contact with wooden deck substructure components. This is a conducive condition for wood-destroying organisms. Clearances to soil should be as follows:
6 inches below support post bases and other wood components
Pressure treated wood is typically rated for 25 year contact with soil, but the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps.
Limitations: The visible footings, posts, beams, joists, decking, stairs, and railings are inspected. Treated wood, cedar and composite materials are always recommended for decks because they resists rot very well. Non-treated wood decks will experience ongoing rot and will need repairs during their lifespan. Some decks are enclosed preventing an inspection of the support structure. .
Condition of decks: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Deck material: Treated wood (sub-structure)
Condition of handrails and guardrails: Appeared serviceable
Rail material: Non-treated wood
11) Minor Concern, Repair/Replace - Fungal rot was found in the decking boards of the dining room deck. All rotten wood should be replaced.
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: Cement fiber, Stone or faux stone veneer
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Solid core wood, 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
12) Minor Concern, Repair/Replace, Conducive conditions - A) Soil is in contact with or is less than 6 inches from the siding on the north and south sides. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Also, recommend maintaining slope away from the structure for proper drainage. B) Fungal rot was found in the OSB wall sheathing behind the lower, south side earth-to-siding contact area. All rotten wood should be replaced as necessary.
Photo 12-1 North side Photo 12-2 North side
Photo 12-3 South side Photo 12-4 South side rot damage
13) Minor Concern, Repair/Replace - No butt joint caulking or flashing was used in the installation of the siding. The siding manufacturer (James Hardie) recommends caulking all joints which are equal to 1/8” and larger. We recommend caulking all open siding joints (regardless of size) to provide better protection of the building paper from decay. Where gaps are wider than 1/4 inch, metal flashing should be installed. For more information, visit: https://www.reporthost.com/?CAULK
Photo 13-1 Photo 13-2
14) Minor Concern, Repair/Replace - A) Fungal rot was found at the wall sheathing under the furnace exhaust termination on the south side. Additional hidden rot may exist in the wall framing, further investigation is advised. All rotten wood should be replaced as necessary. B) Recommend an HVAC contractor repair the flue cap and connections to prevent further condensate leakage into the wall framing.
Photo 14-1 Photo 14-2
15) Minor Concern, Repair/Replace - Siding damage was found under the furnace condensate drain. Fungal rot mat also exist in the wall sheathing. Additional hidden rot may exist in the wall framing, further investigation is advised. All rotten wood and damaged siding should be replaced as necessary.
Photo 15-1
16) Repair/Maintain, Conducive conditions - Soil was in contact with the faux stone veneer at the southeast corner. This is a conducive condition for wood-destroying organisms. Recommend removing the section of the planter which is in contact with the veneer.
Photo 16-1
17) Repair/Maintain - The paint finish over most of the structure was failing (e.g. peeling, faded and worn). Siding and trim with a failing finish can be damaged by moisture. Recommend prepping the siding (e.g. clean, scrape, sand, prime, caulk) and repaint the house exterior. Any repairs needed to the siding or trim should be performed prior to painting.
Photo 17-1
18) Maintenance Item, Conducive conditions - Scrap wood was observed under the deck. The wood is conducive to wood destroying organisms. All scrap wood around the house and under the decks should be removed.
Photo 18-1
19) Comment - James Hardie, cement-fiber siding is installed on 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.
20) 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): 16
Roof inspection method: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable, (see comments below)
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of skylights: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Aluminum
21) Minor Concern, Repair/Replace - The south side gutters have been damaged by falling trees and/or tree limbs. Three damaged areas where visible including the gutter near the master bathroom being partially torn off of the fascia board. All damaged gutters should be replaced.
Photo 21-1 Photo 21-2
Photo 21-3
22) Minor Concern, Repair/Replace - A wood block has been nailed over the air intake vent for the Whole House Ventilation System (WHVS) for the second floor heating system. This could be a temporary repair from falling tree damage. A proper roof vent should be installed.
Photo 22-1 Photo 22-2
23) Repair/Replace - Barge boards, which are the trim boards at gable ends of roofs, are exposed at their lower ends, and are rotten. Standard building practices call for shingles or flashing to be installed over the wood to prevent rot. Recommend replacing all rotten boards and installing shingles or flashing over exposed barge board ends where missing.
Photo 23-1 Photo 23-2
24) Further Investigate - 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 and wasn't able to fully evaluate the roof surface and roof components. The west roof surfaces could not be observed because of the limited view of the inspector. Since the inspector was unable to observe these areas, a qualified roofing contractor with roof safety equipment should be retained to complete the roof inspection.
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: Required repair, replacement and/or evaluation (see comments below)
Type of door between garage and house: Solid core, Wood
Exterior door material: Insulated metal
Condition of garage vehicle door(s): Appeared serviceable, (see comments below)
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
Condition of firewall: Appeared serviceable
Condition of walls and ceiling: Appeared serviceable
Wall type or covering: Drywall
25) Major Concern, Repair/Replace - The door between the garage and the house was damaged. The strike side of the frame is cracked and the door around the lockset is damaged. Recommend replacing the door and frame with a new pre-hung firedoor per standard building practices. For more information, visit: https://www.reporthost.com/?AGFR
Photo 25-1 Photo 25-2
26) Repair/Replace - Weather stripping at the sides and top of one or more garage vehicle doors was missing and/or damaged. Recommend replacing or installing weather stripping where necessary to prevent water and/or vermin intrusion.
Photo 26-1
27) Repair/Replace - One or more gaps with missing or substandard surface materials were found in the attached garage walls at the garage door openers. Drywall should be installed behind the opener controls and the control buttons mounted to the drywall. Recommend patching all openings and/or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit: https://www.reporthost.com/?AGFR
Photo 27-1
28) Comment - Hairline cracks were observed in the concrete slab floor. These cracks are common and caused by drying of the concrete.
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
Last service date of primary heat source (year): None
Condition of forced air heating system: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Propane
Estimated age: Older, (years, based on manufacture date), 16
Forced air heating system manufacturer: Not determined (label obscure or inaccessible)
Location of forced air furnace: Attic
Condition of furnace filters: Required replacement (see comments below)
Condition of forced air ducts and registers: Appeared serviceable
Condition of exhaust venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of controls: Not determined (system inoperable)
Condition of whole house ventilation system: Required repair, replacement and/or evaluation (see comments below)
29) Minor Concern, Repair/Replace - A) The furnace did not respond to normal controls because the propane tank was out of fuel. The inspector was not able to fully inspect the furnace. Recommend having the propane tank filled prior to servicing the furnace. B) The last furnace service was not posted on the furnace. Older gas furnaces should be serviced annually. We recommend that a qualified HVAC contractor inspect, clean, and service the furnace. 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 C) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at this age and/or its useful lifespan and may need replacement in the near future. Regular maintenance will help extend the life of the furnace. Recommend budgeting to replace the furnace in the future.
Photo 29-1
30) Minor Concern, Repair/Replace - A) The fresh makeup air damper for the Whole House Ventilation System (WHVS) did not function when tested. The damper should be repaired when the furnace is serviced. B) 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.
Photo 30-1 Photo 30-2
31) Minor Concern, 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.
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: End of private driveway, Northeast corner
Water pressure (psi): 76
Location of main water shut-off: Laundry room
Condition of supply pipes: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Visible service pipe material: Plastic
Supply pipe material: Copper
Condition of hose bibs: Required repair, replacement and/or evaluation (see comments below)
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
Vent pipe condition: Appeared serviceable
Vent pipe material: ABS Plastic
Sewage ejector pump installed: No
Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)
Visible fuel storage systems: Below ground, Propane tank, North parking area
Fuel pipe material: Black Iron
Location of main fuel shut-off valve: At propane tank, At building exterior
32) Safety Hazard, Repair/Replace, Further Investigate - The propane tank was located in a gravel parking area on the north side of the house and may be too close to the house. Generally tanks should not be placed under roadways or parking areas. Also, the tank filling valves are exposed to damage from cars. Consult with a propane supplier regarding the tank location in the parking area and it's distance from the house. The tank may have to be moved or this parking area abandoned.
Photo 32-1 Photo 32-2
33) Safety Hazard, Repair/Replace - The propane tank meter and the gas line adjacent to the house where located where they are subject to damage from vehicles. This is a potential explosion and fire hazard. Recommend that a qualified contractor install protective barriers per standard building practices.
Photo 33-1 Photo 33-2
34) Minor Concern, Repair/Replace - A) The plastic, main water service had substandard support in the crawl space. Leaks may occur as a result. Plastic supply pipes should have supports every 4 feet. Special hangers that allow movement from expansion and that won't damage the plastic piping should be used. Recommend that a qualified plumbing contractor install supports per standard building practices. B) The main water service in the crawl space was not insulated. Recommend insulating pipes per standard building practices to prevent them from freezing during cold weather.
Photo 34-1 Photo 34-2
35) Repair/Replace - The hose bib (outside faucet) by the crawl space access is leaking and poorly installed. Recommend installing a new hose bib.
Photo 35-1
36) Further Investigate - The inspection of all buried and concealed waste drain lines is excluded from this inspection and report. If on a public sewer system, the property owners are usually responsible for repairs to the side sewer. Consult with the property owner regarding past repairs to these lines. Side sewer problems are common in old houses. We recommend having the side sewer camera inspected prior to closing or have the seller provide documentation regarding side sewer updates/condition. Recommend that a qualified contractor inspect the side sewer using a video scope device to determine if they need repair or replacement.
37) Comment - Plumbing for a hose faucet at entry steps exists, but a hose faucet was not installed.
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: Monitor, Near, at or beyond service life (see comments below)
Type: Tank
Energy source: Electricity
Estimated Age: Older, (years, based on manufacture date), 10
Capacity (in gallons): 80
Temperature-pressure relief valve installed: Yes
Manufacturer: Whirlpool
Location of water heater: Garage
Hot water temperature tested: No, (see comments below)
38) Monitor - The estimated useful life for most water heaters is 10-15 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacement in the near future. Recommend budgeting for replacement or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails.
39) 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
40) Comment - The original water heater was a propane fired unit. The present water heater is an electric unit. Recommend going back to propane when the current unit fails. Propane has a faster hot water recovery rate.
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, North side of 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: Ground rod(s) in soil, Cold and hot water supply pipes
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)
Smoke alarms installed: Yes, but not tested, Required repair, replacement and/or evaluation (see comments below)
Carbon monoxide alarms installed: No, recommend install, , Required repair, replacement and/or evaluation (see comments below)
41) Safety Hazard, Repair/Replace, Comment - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may 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. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit: https://www.reporthost.com/?SMKALRMLS
42) Safety Hazard, Repair/Replace - One arc fault circuit interrupter (AFCI) circuit breakers (top bedroom breaker) in panel #A wouldn't trip when tested. AFCI breakers reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. This is a potential fire hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Photo 42-1
43) Safety Hazard, Repair/Replace - Ground fault circuit interrupter (GFCI) receptacles (outlets) by the oven wouldn't trip at the kitchen. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Photo 43-1
44) Safety Hazard, Repair/Replace - No carbon monoxide alarms were visible. This is a potential safety hazard. This state requires CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms, on each level, and in accordance with the manufacturer's recommendations. For more information, visit: https://www.reporthost.com/?COALRM
45) Minor Concern, Repair/Replace - One or more bushings and knock-out covers were missing from where wires enter holes in panel(s) #A. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend that a qualified electrician install bushings where missing.
Photo 45-1
46) Repair/Replace - One or more cover plates for receptacles (outlets) and junction boxes were missing in the garage and crawl space. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend installing cover plates where necessary.
Photo 46-1 Photo 46-2
47) 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.
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: Separate oven, Cooktop, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven, Downdraft exhaust fan
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of cooktop: Not tested (see comments below)
Cooktop type: Propane
Condition of separate oven: Appeared serviceable
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
48) Repair/Replace - The cooktop did not respond to normal controls because the propane tank was out of fuel. The inspector was not able to fully inspect the cooktop. Recommend having the propane tank filled and the appliance tested.
49) Comment - The estimated useful life for most appliances is 10-15 years. The cooktop appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.
Condition of toilets: Appeared serviceable (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
Condition of clothes dryer vent: Appeared serviceable
50) Repair/Replace - The left side sink drain was leaking at location #D. A qualified person should repair as necessary.
Photo 50-1 Photo 50-2
51) Repair/Replace - The jetting system for the master bathtub was inoperable. Recommend that a qualified contractor evaluate and repair as necessary.
Photo 51-1
52) Repair/Maintain - The toilet at location(s) #F didn't flush, the shut-off valve was turned off. The valve should be opened and the toilet checked for leaks.
53) Repair/Maintain - The bathtub drain stopper mechanism at location(s) #D was missing. Recommend that a qualified person repair or replace as necessary.
Photo 53-1
54) Maintenance Item - The left side sink at location #D drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
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
Condition of windows: Appeared serviceable, Required repair, 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
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Hardwood
Condition of stairs, handrails and guardrails: Appeared serviceable
55) Minor Concern, Repair/Replace - The sash-side spring mechanisms in several windows were disconnected, (in the basement family room, office, northeast bedroom). More damaged windows may exist then noted in the report. The window were difficult to operate as a result, and not square in their frames or tracks. Recommend that a qualified contractor or service technician repair as necessary so windows open and close easily, and stay open without support.
Photo 55-1 Photo 55-2
56) Monitor - Patched cracks were observed in the walls and ceilings in the house. 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. For recurring cracks, consider using an elastic crack covering product: https://www.reporthost.com/?ECC
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: Not determined (didn't respond to normal controls, gas off, etc.)
Gas fireplace type: Metal pre-fab fireplace
57) Repair/Maintain - The fireplaces did not respond to normal controls because the propane tank was out of fuel. The inspector was not able to fully inspect the fireplaces. Recommend having the propane tank filled and the fireplaces tested.
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 point #A: Building exterior
Condition of access hatch: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of floor substructure: Appeared serviceable
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: None visible
Vapor barrier present: None visible
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)
Condition of crawl space ventilation: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Ventilation type: Convention air flow vents
Condition of drainage: Required repair, replacement and/or evaluation (see comments below)
58) Major Concern, Repair/Replace, Conducive conditions - No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 12 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend installing a vapor barrier per standard building practices.
Photo 58-1
59) Major Concern, Repair/Replace - A) The sump pump located in the crawl space appeared to be inoperable. Water may accumulate in the building substructure during periods of heavy rain. Recommend that a qualified plumbing contractor evaluate and repair or replace the sump pump as necessary. B) Water was found entering the the crawl space at several location, concrete footing cold joints and buried crawl space vents. Water from crawl spaces can evaporate and enter the structure above causing high levels of moisture in the structure. This is a conducive condition for wood rot. Recommend a qualified drainage contractor be retained to further investigate this concern, recommend exact repairs and provide repair costs. Typically such repairs include: installing a French Drain system in the crawl space.
Photo 59-1 Photo 59-2
Photo 59-3
60) Major Concern, Repair/Replace - No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
Photo 60-1 Photo 60-2
Photo 60-3
61) Minor Concern, Repair/Replace - A) The step into the crawl space door was higher than 7 3/4 inches and posed a fall or trip hazard. Recommend installing a porch at the door to correct this condition. B) The crawl space was deep enough that a ladder would help entering the access space. A permanently installed ladder should be constructed inside the crawl space.
Photo 61-1
62) Minor Concern, Repair/Maintain, Conducive conditions - Cellulose material such as scrap wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris from the crawl space.
Photo 62-1 Photo 62-2
63) Minor Concern, Repair/Maintain, Conducive conditions - One or more crawl space vents were below grade on the south and west sides. Vent wells should be installed when vents are at or near grade to prevent debris from blocking vents and/or water from entering vents. This is a conducive condition for wood-destroying organisms. Recommend installing or repairing vent wells 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, Required repair, replacement and/or evaluation (see comments below)
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
64) Major Concern, Repair/Replace, Further Investigate - Soil erosion was observed from under the footings at each of the step down foundation sections. Standard building practices typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings and then slope down no more steeply than 45 degrees. Otherwise soil can collapse from beneath the footing(s). Recommend that a qualified contractor or engineer evaluate and determine what repairs if any should be made. If repairs are needed, a qualified contractor should make them.
Photo 64-1 Photo 64-2
Photo 64-3 Photo 64-4
65) Repair/Replace - One or more holes or gaps were found in the foundation. Vermin may enter the building substructure as a result. Recommend that a qualified person repair as necessary.
Photo 65-1
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.
