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Client: |
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Address: |
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Property Description: |
Multi-level home |
Property age/ size: |
Built 1958, 2,320 s.f. per King County Assessor |
Occupancy Status: |
Occupied |
Inspection Date: |
01/21/2012 |
Inspection Time: |
2:00 P.M. – 3:30 P.M. +- |
Weather Conditions: |
Overcast, 40 deg F +- |
Table of Contents
Summary of Inspection....................................................................................................... 3
Electrical System................................................................................................................. 5
Plumbing System................................................................................................................. 7
Water Heater....................................................................................................................... 8
Heating System................................................................................................................... 9
Site..................................................................................................................................... 12
Building Exterior............................................................................................................... 14
Garage............................................................................................................................... 17
Living Room...................................................................................................................... 19
Kitchen and Nook............................................................................................................. 20
Upper level Bedrooms....................................................................................................... 21
Upper level Bathroom....................................................................................................... 22
Lower level Bedroom........................................................................................................ 23
Lower level Bathroom....................................................................................................... 24
Hallways............................................................................................................................ 25
Basement Great Room and Storage Room....................................................................... 26
Storage Shed- Bathroom Addition................................................................................... 28
Appendix A: Electrical Permit Requirement.................................................................... 31
Appendix B: Plumbing Permit Requirements................................................................... 33
Structural Pest Inspection Diagram................................................................................... 34
All items listed in the Summary of each section are listed below. Additional comments may be written in the body of the report. Please read the entire report. All items listed below should be further evaluated, inspected, modified, and/or corrected by a licensed professional in that corresponding or related trade.
WDO refers to “Wood Destroying Organism” as defined by the Washington State Department of Agriculture
- Items in this font are general comments throughout report.
- Items in this font are considered a minor cost and/or cosmetic.
- Items in this font are considered a substantial cost an extreme safety concern.
Electrical System
- Circuit breaker legend is not complete and not all written in English. Unable to verify purpose of each circuit and appropriate sizing of the breakers
- Breakers is double tapped. Recommend review by a licensed electrician
- There are numerous serious electrical issues in the home. Most of these are the result of additional and modifications from the original electrical system. The current condition of this wiring is a violation of the National Electric Code, City of Bellevue permitting regulations, and is a life safety concern including fire, shock, or electrocution
Plumbing System
Water Heater
- Water heater is beyond its anticipated useful life expectancy
Heating System
- Recommend servicing of furnace by a licensed furnace technician and every (2) years thereafter. There is no visible tag that this furnace has ever been serviced. Evidence of condensate leakage near flue inside furnace
Site
- Recommend safety barricade around window well to mechanical room
Building Exterior
- Paint at exterior siding is in poor condition at various areas, primarily the West facing wall. Wood rot at the base of the storage shed
- Recommend re-coat roof (bare areas in several areas)
- Ridge ventilation is blocked
- Improper caulking or flashing above the storage shed area
- Handyman repair of flashing and mortar at the chimney
- Extension cord wiring to exterior outlet
Garage
Living Room
- The lower windows of the Living room are at floor level and open to width and height large enough for an adult to fall out. This condition is an extreme safety hazard, primarily with infants and toddlers
- Fireplace damper is removed (full open position)
Kitchen and Nook
Upper level Bedrooms
- Exposed light bulb in closet is a safety hazard
- (3) prong electrical outlets are not grounded at most outlets
Upper level Bathroom
- (3) prong electrical outlets adjacent to the sink are not grounded or GFCI protected
- Shower door will not close due to conflict with tile curb
Lower level Bedroom
- Exposed electrical wires in the N.E. bedroom closet
Lower level Bathroom
Hallways
- Recommend installation of working smoke detectors in all hallways, levels and bedrooms
- Graspable handrail not installed to basement
- Substantial trip hazard at stair to lower basement due to inconsistent riser height
Basement Great Room and Storage Room
- Evidence of prior moisture intrusion at ceiling area near shed. Recommend continue to monitor
- (3) prong electrical outlets are not grounded at most outlets
- A substantial amount of electrical wiring has been added to the basement including the bathroom addition to the attached storage shed. Per the occupant-installer, there was no electrical permit obtained for this work. There are numerous NEC code violations including exposed junction boxes, improper wire splices, loose wiring, and surface mounted wiring. The circuit for this wiring is also likely overloaded. This wiring should be reviewed and corrected by a licensed electrician and inspected under an electrical permit by the City of Bellevue
- Glazing seal is failed at the sliding glass door
- Damper latch is missing which could result in unexpected closing of the damper during operation
Storage Shed- Bathroom Addition
- Rear storage shed has been added as habitable space. Unknown if an appropriate building permit was obtained from the City of Bellevue. Construction is not consistent will current building codes
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No evidence of over-heating (note: not all over-heating situation would be visible if not under load) |
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Service
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Type: |
Overhead |
Meter Location: |
Side of house |
Voltage: |
240 |
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Panel
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Location: |
Basement mechanical room |
Manufacturer: |
Murray |
Panel Rating: |
100 AMP |
Main Disconnect: |
100 AMP |
Serv. wire Size/ Rating: |
100 AMP |
Sub-panel: |
No |
Grounding: |
Copper to plumbing, limited visibility |
Panel Clearance: |
30” wide, 3’ in front as required |
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- Circuit breaker legend is not complete and not all written in English. Unable to verify purpose of each circuit and appropriate sizing of the breakers |
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Incomplete circuit legend |
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Breakers/ Wiring
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Type: |
Copper romex |
Breakers: |
- Breakers is double tapped. Recommend review by a licensed electrician |
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Double tapped breaker
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Breaker in off position Unknown purpose of this breaker |
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Domestic Water
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Supply: |
Public water per listing, not included in this inspection |
Supply Pipe: |
Not visible |
House Piping: |
Copper where visible |
Pipe Condition: |
Satisfactory where visible |
Main Water Shut off: |
@ basement mechanical room
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Domestic Water Shut off |
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Sanitary Sewer
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Discharge: |
Septic system, not included in this inspection |
House Piping: |
Steel and cast iron where visible |
Pipe Condition: |
Satisfactory where visible
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Water Heater
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Location: |
Basement mechanical room |
Make/ Model: |
Richmond s/n 0798158444 |
Fuel Type: |
Electric |
Capacity: |
50 gallon |
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Useful Life
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Est. Useful Life new: |
12 years |
Est. age of heater: |
14 years |
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- Water heater is beyond its anticipated useful life expectancy |
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Safety
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TMP valve: |
As per required |
Earthquake Straps: |
Installed |
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Water Temperature
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Safe water temperature: |
120 deg F per industry standards |
Measured temperature: |
120 deg F @ kitchen faucet |
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Furnace
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Location: |
Basement mechanical room |
Make/ Model: |
- Manufacturer not noted manufactured Sept 2005 |
Fuel Type: |
Natural gas |
BTUH Input: |
75,000 |
BTUH Output: |
- Not noted on furnace |
Efficiency Rating: |
High-efficiency |
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Useful Life
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Est. Useful Life new: |
25 years |
Est. age of furnace: |
7 years +- |
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- Recommend servicing of furnace by a licensed furnace technician and every (2) years thereafter. There is no visible tag that this furnace has ever been serviced. Evidence of condensate leakage near flue inside furnace |
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Condensate inside of furnace |
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Heat Exchanger |
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Visible Inspection: |
No visible defects, limited visibility |
Gas detection test: |
No gas leak detected |
Burner test: |
No burner irregularities detected |
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Operation |
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Thermostat: |
Programmable @ floor 1 hall |
Disconnect: |
Switch on furnace |
Combustion Air: |
Appears adequate |
Filter: |
Located to left of furnace |
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Furnace filter compartment |
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Flue/ Gas Piping |
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Flue Secure: |
Inspected |
Flue clearances: |
Per requirements where visible |
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Heat Gain
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Rating: |
40-70 deg F |
@ return air: |
72 deg F |
@ nearest register: |
106 deg F |
Heat Gain: |
34 deg F.- Heat gain is below specifications of furnace. See comment above about furnace servicing
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Temperature measured at return air |
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Temperature measured at heat register |
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Site
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Grade at structure: |
Adequate grade away |
Earth to wood contact: |
Clearance as required |
Vegetation contact: |
Negligible |
Roof drain discharge: |
Surface discharge |
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Driveway
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Type: |
Asphalt |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Front walks/ steps
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
Barricades: |
As required |
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- Recommend safety barricade around window well to mechanical room |
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Fall hazard into window well and adjacent non-tempered glass window |
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Rear walks/ steps
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Type: |
Concrete |
Condition: |
- Limited visibility due to snow and ice |
Trip Hazard: |
None |
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Miscellaneous
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Overhead Power Lines: |
N/A |
Retaining Walls: |
None that affect structure |
Underground Oil Tank: |
- Evidence of prior exterior oil tank. Unable to locate vents for a buried tank |
Irrigation System: |
None visible |
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General Condition
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Structural Movement: |
No visible evidence |
Exterior doors: |
Satisfactory |
Windows (ext. cladding): |
Satisfactory |
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- Extreme fall safety hazard at roof area above the storage shed. This area is accessible from the rear patio and has no safety barricades. Fall is 7’ + to a concrete surface below |
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No barricade to roof above storage shed |
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Fall hazard from storage shed |
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Siding
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Type: |
Plywood |
Condition: |
- Paint at exterior siding is in poor condition at various areas, primarily the West facing wall. Wood rot at the base of the storage shed |
Window/Door Flashing: |
Satisfactory |
Caulking: |
Satisfactory |
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Deterioration of paint (typical) |
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Wood rot at base of storage shed |
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Roof
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Estimated Pitch: |
1-2:12 |
Material: |
Rolled |
Layers: |
1+ |
How Inspected: |
Traversed the roof - Limited visibility due to snow and ice |
Condition: |
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Ventilation: |
Eave and ridge vent |
Plumbing Vents: |
Satisfactory |
Flues: |
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Flashing: |
- See comments above |
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Siding to roof separation is negligible at shed roof |
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Blocked ridge ventilation
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Roof (typical) |
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Caulking repair at chimney flashing
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Chimney (typical) |
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Coating is worn at roof (typical) |
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Gutters/ Downspouts
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Type: |
At eaves |
Condition: |
Satisfactory, minor debris in gutters |
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Electrical
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Outlets: |
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Switches/Lights: |
Tested |
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Extension cord wiring to exterior outlet |
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Extension cord wiring to exterior outlet |
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General Room Condition
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Visibility: |
Space is (substantially) occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Slab: |
Satisfactory |
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Safety
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Ignition point > above FF: |
In compliance where visible |
Safety barricade to mech.: |
n/a |
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Garage Door
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Type: |
Wood roll-up |
Springs & Fasteners: |
No visible defects |
Auto Reverse: |
Tested |
Photocell reverse: |
- None |
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- Current code would require photocell safety device on new installations |
Remote openers: |
Not present |
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Electrical
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Switches/Lights: |
Tested |
Outlets: |
All visible tested |
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- A substantial amount of electrical wiring has been added to the garage. Per the occupant-installer, there was no electrical permit obtained for this work. There are numerous NEC code violations including exposed junction boxes, improper wire splices, loose wiring, surface mounted wiring, extension cord wiring, non-GFCI protected outlets. The circuit for this wiring is also likely overloaded. This wiring should be reviewed and corrected by a licensed electrician and inspected under an electrical permit by the City of Bellevue. See appendix A |
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New electrical outlet |
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New wiring in the garage |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
- Not tested |
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Doors
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Operation/latching: |
- Not tested |
Door condition: |
Satisfactory |
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General Room Condition
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Visibility: |
Room is occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
- Evidence of prior moisture intrusion at chimney |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
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- The lower windows of the Living room are at floor level and open to width and height large enough for an adult to fall out. This condition is an extreme safety hazard, primarily with infants and toddlers |
Operation: |
Tested |
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Windows open at floor height |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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Fireplace
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Type: |
Masonry wood burning |
Tested: |
Location: Mid-Level |
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General Room Condition
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Visibility: |
Rooms are occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
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Appliances
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Dishwasher: |
- Not tested |
Oven: |
Tested |
Cooktop: |
Tested |
Microwave: |
Not tested |
Ventilation: |
Tested |
Refrigerator: |
Tested |
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Disposal: |
Tested |
Caulking: |
Satisfactory |
Fixtures: |
No visible defects |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested, GFCI protected adjacent to the sink |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 2 (upper level) |
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General Room Condition
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Visibility: |
Rooms are occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
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Outlets: |
- (3) prong electrical outlets are not grounded at most outlets |
Smoke Detector: |
- None |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to meet reasonable egress standards |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 2 (upper level) |
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General Room Condition
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Visibility: |
Room is occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
- (3) prong electrical outlets adjacent to the sink are not grounded or GFCI protected |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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Windows
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Glazing: |
No visible defects |
Tempered: |
As required |
Operation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Tub/Shower surround: |
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Fixtures: |
No visible defects |
Location: Floor 1 (lower level) |
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General Room Condition
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Visibility: |
Rooms are occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
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Outlets: |
All visible tested |
Smoke Detector: |
- None |
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Exposed electrical wires in closet |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
Appears to meet reasonable egress standards |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 1 (lower level) |
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General Room Condition
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Visibility: |
Rooms are occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested, GFCI protected |
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Heating
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Source: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Tub/Shower surround: |
Satisfactory |
Fixtures: |
No visible defects |
Location: All levels |
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General Room Condition |
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Visibility: |
Space is occupied |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
Smoke Detector: |
Tested |
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- Recommend installation of working smoke detectors in all hallways, levels and bedrooms |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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Stairwell |
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Handrails: |
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Barricades: |
As required |
Balusters: |
As required |
Trip Hazard: |
- Substantial trip hazard at stair to lower basement due to inconsistent riser height |
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General Room Condition
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Visibility: |
Room is occupied (storage room is substantially occupied) |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
- Evidence of prior moisture intrusion at ceiling area near shed. Recommend continue to monitor |
Walls: |
Satisfactory |
Ceiling: |
- Incomplete |
Flooring: |
Satisfactory |
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Moisture stains at area adjacent to shed
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Air infiltration at N.W. corner of Great Room |
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Light fixture hanging in storage room |
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Wire splice in great room |
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Heating
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Source: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
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Tempered: |
As required |
Operation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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Fireplace
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Type: |
Masonry wood burning |
Tested: |
- Damper latch is missing which could result in unexpected closing of the damper during operation |
Location: Basement |
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General Room Condition
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Visibility: |
Room is occupied |
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- Rear storage shed has been added as habitable space. Unknown if an appropriate building permit was obtained from the City of Bellevue. Construction is not consistent will current building codes |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory |
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Wood rot and moisture intrusion visible |
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Electrical
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Switches/Lights: |
- Under construction. See comments in “basement great room section” |
Outlets: |
- Under construction. See comments in “basement great room section” |
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Surface mounted electrical wires |
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Heating
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Source: |
- None visible |
Air Flow/ Heat Gain: |
n/a |
Mechanical ventilation: |
- None visible |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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Plumbing
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- A substantial amount of plumbing has been added to the remodeled storage shed including waste lines and incomplete domestic water pipes. Per the occupant-installer, there was no plumbing permit obtained for this work. The waste line is no longer visible. This plumbing should be reviewed and corrected by a licensed plumbing contractor and inspected under a plumbing permit by the City of Bellevue. See appendix B
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Functional flow: |
- Under construction. |
Hot/ Cold: |
- Under construction. |
Drainage: |
- Under construction. |
Visible leaks: |
- Under construction. |
Caulking: |
- Under construction. |
Toilet Secure: |
- Under construction. |
Tub/Shower surround: |
- Under construction. |
Fixtures: |
- Under construction. |
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Waste line is covered by concrete floor
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Partition separating the new bathroom and remaining storage shed area |
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City of Bellevue
http://www.codepublishing.com/wa/bellevue/?/Bellevue23/Bellevue23.html
City of Bellevue
http://www.codepublishing.com/wa/bellevue/?/Bellevue23/Bellevue23.html
Wood Destroying Organisms (WDO) |
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Conducive Conditions (CC) |
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WDO-AB |
Anobid Beetles |
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CC-BG |
Bare Ground |
WDO-CA |
Carpenter Ants |
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CC-CD |
Conducive Debris |
WDO-DT |
Dampwood Termites |
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CC-EM |
Excessive Moisture |
WDO-MA |
Moisture Ants |
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CC-EW |
Earth-Wood Contact |
WDO-OB |
Other Beetles |
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CC-FC |
Failed Caulking |
WDO-RF |
Rot Fungus |
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CC-IV |
Inadequate Ventilation |
WDO-ST |
Subterranean Termites |
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CC-RG |
Restricted Gutter |
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CC-VC |
Vegetation Contact |
Inspection Conditions (IC) |
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IC-CSA |
Crawl Space Access |
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IC-IA |
Inadequate Clearance |
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