ASHI Certified Inspector #10233 Washington State Licensed Home Inspector #239
Summary
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
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.
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 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 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)
Grounds
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
Main Decks
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.
Photo 10-1
Dining Room Deck
11) Minor Concern, Repair/Replace - Fungal rot was found in the decking boards of the dining room deck. All rotten wood should be replaced.
Photo 11-1
Exterior, Doors, Windows
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
Roof
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.
Garage
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
Second Floor Heating System
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.
Plumbing and Fuel Systems
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.
Electric System
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
Kitchen
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.
Bathrooms and Laundry
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
Interior, Doors and Windows
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
Fireplaces and Chimneys
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.
Crawl Space
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.
Photo 63-1 Photo 63-2
Foundation
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.
