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Client: |
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Address: |
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Property Description: |
(1) story single family home with attached garage |
Property age/ size: |
Built 1961, 1,952 s.f. per listing |
Occupancy Status: |
Vacant |
Inspection Date: |
01/27/2012 |
Inspection Time: |
1:45 P.M. – 4:45 P.M. |
Weather Conditions: |
Clear, 40 deg F +- |
Table of Contents
Summary of Inspection....................................................................................................... 3
Electrical System................................................................................................................. 5
Plumbing System................................................................................................................. 7
Heating System................................................................................................................... 8
Water Heater..................................................................................................................... 10
Site..................................................................................................................................... 11
Building Exterior............................................................................................................... 12
Crawlspace........................................................................................................................ 15
Living Room and Dining Room........................................................................................ 18
Family Room..................................................................................................................... 20
Kitchen and Utility............................................................................................................ 21
Master Bedroom Suite....................................................................................................... 22
Bedrooms 2, 3, and 4........................................................................................................ 24
Main Bathroom.................................................................................................................. 25
Garage............................................................................................................................... 27
Attic................................................................................................................................... 28
Structural Pest Inspection Diagram................................................................................... 31
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 or an extreme safety concern.
Electrical System
- Incomplete circuit breaker legend
- Recommend removal of abandoned circuit breakers and electrical wires
Plumbing System
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
Water Heater
- Earthquake restraints are not installed
Site
- The downspouts at the East side of the home should be extended so that the drainage flows onto the grass area and away from the house
Building Exterior
- Mortar deterioration at the chimney. Recommend repairs as needed
- Electrical wiring at the exterior is not completed according to National Electric Code (NEC) and workmanlike practices. Unable to detect power at the wiring and front electrical outlets
Crawlspace
- Moisture is visible throughout the main crawlspace area of the house. Recommend removal of all debris, insulation, and replace vapor barrier. Once cleared, it will be more practical to locate the source of the moisture intrusion and/or plumbing leakage. A sump pump may be needed to correct this moisture intrusion
- Under-floor insulation is extensively damaged
- Minor lair leakage at heating ducts near the furnace
- Dryer vents into the crawlspace
Living Room and Dining Room
- Heat register to the Dining room is not connected in the crawlspace. This register should be sealed due to heat loss and the possibility of rodents using this space to enter or leave the crawlspace
Family Room
Kitchen and Utility
- Unable to activate cold water side of kitchen faucet
- Leakage from washing machine hose connection (at the threads, not the valve)
- Electrical outlet for refrigerator is wired improperly (hot-neutral reversed)
Master Bedroom Suite
- Bathroom GFCI outlet will not trip on test. Outlet is likely defective
- Recommend operational smoke- carbon monoxide detectors in all bedrooms and hallways
- Door to bedroom does not latch
- Tub drain is not connected to the tub. Tub not tested
Bedrooms 2, 3, and 4
- Several electrical outlets in the rear middle bedroom has improperly wired electrical outlets, including lack of grounding
- Electrical outlet at exterior wall of S.E. bedroom is inoperative
Main Bathroom
- Bathroom ventilation fan is extremely loud which indicates probable near term failure
- Door to bathroom will not latch
Garage
- Drywall holes should be sealed to enhance the fire separation from the garage to living spaces of the house
Attic
- Recommend adding eave vents at the Family room roof area
- Main bathroom fan vents into the attic
- The vapor barrier for the insulation is to be adjacent to the warm side of the attic (it is installed upside down)
- There are numerous gaps at the heating system return air ducting
- There are numerous loose electrical wires in the attic space. Recommend remove debris from the attic, install at proper walking path (secured planking), and have electrical wires secured and completed per the NEC. Abandoned wires should be removed or properly terminated in junction boxes
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Service
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Type: |
Overhead |
Meter Location: |
Front of house |
Voltage: |
240 |
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Panel
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Location: |
Front bedroom |
Manufacturer: |
Square D |
Type: |
Dual bus bar |
Panel Rating: |
200 AMP |
Main Disconnect: |
200 AMP |
Serv. wire Size/ Rating: |
200 AMP |
Sub-panel: |
No |
Grounding: |
- No visibility |
Panel Clearance: |
30” wide, 3’ in front as required |
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Breakers/ Wiring
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Type: |
Copper romex |
Breakers: |
No visible defects |
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- Recommend removal of abandoned circuit breakers and electrical wires |
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No evidence of over heating |
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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: |
- Not located |
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Sanitary Sewer
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Discharge: |
Not included in this inspection |
House Piping: |
ABS and cast iron where visible |
Pipe Condition: |
Satisfactory where visible |
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- Integrity of the plumbing supply and waste lines is not verified as there is a substantial amount of debris and water in the crawlspace |
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Furnace
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Location: |
Exterior mechanical room |
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- Restricted workspace in front of the furnace panel |
Make/ Model: |
Payne s/n 0800… |
Fuel Type: |
Natural gas |
BTUH Input: |
92,000 |
BTUH Output: |
75,000 |
Efficiency Rating: |
Mid-efficiency |
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Useful Life
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Est. Useful Life new: |
25 years |
Est. age of furnace: |
12 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 |
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Heat Exchanger |
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Visible Inspection: |
No visible defects, limited visibility |
Gas detection test: |
No gas leak 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 above 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: |
45-75 deg F |
@ return air: |
73 deg F |
@ nearest register: |
118 deg F |
Heat Gain: |
45 deg F. Heat gain is within specifications of furnace |
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Temperature measured at return air |
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Temperature measured at heat register |
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Water Heater
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Location: |
Exterior mechanical room |
Make/ Model: |
Bradford White s/n YJ2068186 |
Fuel Type: |
Natural gas |
Capacity: |
50 gallon |
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Useful Life
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Est. Useful Life new: |
12 years |
Est. age of heater: |
10 years based on the serial number |
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Safety
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TMP valve: |
As per required |
Earthquake Straps: |
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Water Temperature
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Safe water temperature: |
120 deg F per industry standards |
Measured temperature: |
- Not measured |
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Site
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Grade at structure: |
- Minor reverse slope at N.E. side of the house |
Earth to wood contact: |
Clearance as required |
Vegetation contact: |
Negligible |
Roof drain discharge: |
- Surface discharge |
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- The downspouts at the East side of the home should be extended so that the drainage flows onto the grass area and away from the house |
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Grade at the East side of the home has been lowered |
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Drainage from the downspouts runs into the lower area adjacent to the house |
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Driveway
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Front walks/ steps
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Type: |
Concrete |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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Rear walks/ steps
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Type: |
Concrete and wood/composite decking |
Condition: |
Satisfactory |
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- No visibility beneath the rear deck |
Trip Hazard: |
None |
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Miscellaneous
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Overhead Power Lines: |
Yes |
Retaining Walls: |
None that affect structure |
Underground Oil Tank: |
No visible evidence |
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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Siding
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Type: |
Wood |
Condition: |
Satisfactory |
Window/Door Flashing: |
Satisfactory |
Caulking: |
Satisfactory |
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Minor rot at fascia board (N.E. corner) |
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Roof
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Estimated Pitch: |
4:12 |
Material: |
Composition |
Layers: |
1+ |
How Inspected: |
Traversed the roof and from street and rear yard |
Condition: |
Satisfactory |
Ventilation: |
Eave and ridge vent |
Plumbing Vents: |
Satisfactory |
Flues: |
- Mortar deterioration at the chimney. Recommend repairs as needed |
Flashing: |
Satisfactory |
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Roof (typical)
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Roof (typical) |
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Solar power roof vent
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Chimney |
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Mortar deterioration (fell onto roofing) |
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Mortar deterioration |
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Gutters/ Downspouts
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Type: |
Continuous metal |
Condition: |
Satisfactory |
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Electrical
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Outlets: |
- Electrical wiring at the exterior is not completed according to National Electric Code (NEC) and workmanlike practices. Unable to detect power at the wiring and front electrical outlets |
Switches/Lights: |
Tested |
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Exposed wires at front yard
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Open electrical outlet with surface mount supply wires |
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Plumbing
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Hose Bibs: |
Tested |
Gas Piping: |
Inspected |
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General
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Visibility: |
Space is vacant |
Access location: |
Exterior access |
How viewed: |
Traversed entire crawlspace where possible |
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- Access and visibility of the crawlspace was limited due to debris, moisture, line, and height (beneath the master suite |
Crawlspace (typical)
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Moisture
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Ventilation: |
Appears adequate |
Vapor Barrier: |
As required |
Moisture Intrusion: |
- Moisture is visible throughout the main crawlspace area of the house. Recommend removal of all debris, insulation, and replace vapor barrier. Once cleared, it will be more practical to locate the source of the moisture intrusion and/or plumbing leakage. A sump pump may be needed to correct this moisture intrusion |
Sump Pump: |
None visible |
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Stains on the foundation walls indicate that there has been 12” + of water in the crawlspace |
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Structural
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Foundation: |
- Limited visibility |
Mudsill: |
- Limited visibility |
Joists: |
- Limited visibility |
Post-Beams: |
- Limited visibility |
Structural Movement: |
- Limited visibility |
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Insulation
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Under-floor: |
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Domestic Water Pipes: |
Satisfactory |
Heating Supply: |
Satisfactory |
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Plumbing
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Condition: |
Satisfactory |
Valves/ Other: |
None visible |
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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
No visible defects |
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Heating/ Ventilation
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Duct Work: |
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Ventilation Ducts: |
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Gas Piping: |
No visible defects |
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Heating duct to Dining room was abandoned and capped
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Air leakage from the furnace |
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Dryer vents into crawlspace |
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Small diameter heating duct to Master bedroom |
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Structural Pests
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Conducive Material: |
No visible evidence |
Visible Evidence: |
No visible evidence |
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Nuisance Pests
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Visible Evidence: |
- With the condition of the insulation, rodents are likely present in the crawlspace |
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General Room Condition
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Visibility: |
Rooms are vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Infrared image of Dining room ceiling from Living room (facing the kitchen) |
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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 |
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- Heat register to the Dining room is not connected in the crawlspace. This register should be sealed due to heat loss and the possibility of rodents using this space to enter or leave the crawlspace |
Air Flow/ Heat Gain: |
Satisfactory |
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Heat loss at Dining room register |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Screen: |
- None |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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General Room Condition
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Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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- This area of the house is slab on grade |
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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: |
Gas fireplace |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Screen: |
No visible defects |
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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: |
Sealed gas direct vent |
Tested: |
Ignition tested |
Location: Floor 1 |
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General Room Condition
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Visibility: |
Room is vacant |
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: |
Tested full cycle |
Dishwasher high loop: |
Visible |
Oven: |
Tested |
Cooktop: |
Tested |
Microwave: |
Not tested |
Ventilation: |
Tested |
Refrigerator: |
n/a |
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
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Drainage: |
Appears adequate |
Visible leaks: |
- Leakage from washing machine hose connection (at the threads, not the valve) |
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 |
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- Electrical outlets are not GFCI protected as recommended. Do not GFCI protect the refrigerator outlet |
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- Electrical outlet for refrigerator is wired improperly (hot-neutral reversed) |
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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 |
Screen: |
No visible defects |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 1 |
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General Room Condition
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Visibility: |
Room is vacant |
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 |
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- Bathroom GFCI outlet will not trip on test. Outlet is likely defective |
Smoke detector: |
- None |
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- Recommend operational smoke- carbon monoxide detectors in all bedrooms and hallways |
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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 |
Egress: |
Appears to meet current egress standards |
Screen: |
No visible defects |
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Doors/Millwork
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Operation/latching: |
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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 |
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Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Tub/Shower surround: |
Satisfactory |
Fixtures: |
No visible defects |
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Waste line is not connected to the tub The drain parts appears to be the wrong size |
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Location: Floor 1 |
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General Room Condition
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Visibility: |
Rooms are vacant |
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: |
- Several electrical outlets in the rear middle bedroom has improperly wired electrical outlets, including lack of grounding |
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- Electrical outlet at exterior wall of S.E. bedroom is inoperative |
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 provide reasonable emergency egress |
Screen: |
No visible defects |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
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- Bi fold door missing at rear middle bedroom |
Millwork condition: |
Satisfactory |
Location: Floor 1 |
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General Room Condition
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Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
Cabinets: |
Satisfactory |
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- Upper right drawer is a secured false front (drawer was removed) |
Countertops: |
Satisfactory |
Mirrors: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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- Bathroom electrical outlet is not GFCI protected as recommended |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
- Bathroom ventilation fan is extremely loud which indicates probable near term failure |
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Doors/Millwork
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Operation/latching: |
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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 |
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Unknown purpose of yellow tape at waste line No leak visible |
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Type: Attached |
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General Room Condition
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Visibility: |
Space is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
No visible evidence |
Walls: |
- Minor evidence of microbial growth (mold) on wall |
Ceiling: |
Satisfactory |
Slab: |
Satisfactory |
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Closet of the S.W. bedroom was built above the garage slab |
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Safety
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Fire separation: |
- Drywall holes should be sealed to enhance the fire separation from the garage to living spaces of the house |
Ignition point > above FF: |
n/a |
Safety barricade to mech.: |
n/a |
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Garage Door
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Type: |
Metal roll-up |
Springs & Fasteners: |
No visible defects |
Auto Reverse: |
Tested |
Photocell reverse: |
Tested - Photocell reverse at the East door only |
Remote openers: |
Not present |
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Electrical
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Switches/Lights: |
Tested |
Outlets: |
All visible tested |
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Doors
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Location: Over main body of house |
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General
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Visibility: |
Space is vacant |
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Access location: |
Entry closet and hole in garage ceiling |
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How viewed: |
Traversed entire attic space
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Attic space (typical) |
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Attic space (typical) |
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Moisture
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Roof Ventilation: |
Appears adequate |
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Moisture Intrusion: |
No visible evidence |
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Bath/Kitchen fans : |
- Main bathroom fan vents into the attic
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Bathroom fan vents into the attic |
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Solar power roof vent |
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Structural
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Structure Type: |
Rafters |
Sheathing: |
Wood planking and OSB |
Structural Movement: |
No visible evidence |
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Insulation
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Type: |
Batt |
Condition: |
- The vapor barrier for the insulation is to be adjacent to the warm side of the attic (it is installed upside down) |
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Flues/Vent Stacks
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Plumbing Stacks: |
All vented to exterior |
Gas Flues: |
No visible defects |
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- There are numerous gaps at the heating system return air ducting |
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Gap at return air system (typical) |
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Loose wiring in the attic |
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Exposed end of electrical wire |
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Structural Pests
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Conducive Material: |
No visible evidence |
Visible Evidence: |
No visible evidence |
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Nuisance Pests
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Visible Evidence: |
No visible evidence |
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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