425-652-6515

Kevin@Hergert.com

Wa. State Home Inspector 619

WSDA Structural Pest Inspector 79988

Serving King, Pierce, and Snohomish Counties
infrared inspection, issaquah home inspector

Home Inspection Seattle 2012-0112

                               

 

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1884.JPG


Client:

 

Address:

 

 

Property Description:

 

(1) story home

Property age/ size:

Built 1949, 924 s.f. per listing

Occupancy Status:

Vacant

 

Inspection Date:

 

01/12/2012

Inspection Time:

9:00 A.M. – 11:00 A.M. (also partial inspection on 01/09)

Weather Conditions:

Overcast, 35 deg F +-

 

 

 

 

 

 

Table of Contents


 

Summary of Inspection....................................................................................................... 3

Electrical System................................................................................................................. 5

Plumbing System................................................................................................................. 7

Water Heater....................................................................................................................... 8

Site..................................................................................................................................... 10

Building Exterior............................................................................................................... 11

Living Room and Hallway................................................................................................ 14

Kitchen and Nook............................................................................................................. 15

N.E. Bedroom................................................................................................................... 17

N.W. Bedroom.................................................................................................................. 18

S.W. Bedroom................................................................................................................... 19

Main Bathroom.................................................................................................................. 21

Utility Room...................................................................................................................... 23

Attic................................................................................................................................... 25

Structural Pest Inspection Diagram................................................................................... 28

 


 

 

 

Summary of Inspection

 

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

- The National Electrical Code (NEC) 406.3(D)(3) allows ungrounded (2) prong outlets without a third (grounding) wire, but only IF you install a GFCI receptacle to replace the 2-prong receptacle, or install a GFCI circuit breaker for that circuit, and mark the outlets "GFCI Protected" and "No Equipment Ground"

- Note: Surge suppressors used for computers and other electronic equipment require a properly installed grounding wire to work correctly

- White wires to circuit breakers should be properly re-identified with electrical tape

Plumbing System

- Galvanized pipes are a known defect. They will rust from the inside out resulting in loss of functional flow

Water Heater

- Water heater is at the end of its anticipated useful life expectancy

- TMP relief line should extend to the exterior

- Earthquake restraints are not installed

- Electrical junction box plate cover missing, Electrical conduit pulled loose from the top of the water heater

- Evidence of microbial growth at all areas of the water heater and compartment. Recommend proper treatment and/or removal of all affected areas

Site

Building Exterior

- Evidence of minor wood rot at siding along South wall and ar the front fascia board

- Roof is in marginal condition. Shingles are worn, brittle, and show evidence of prior repairs at several locations. Substantial build-up of moss

- Downspout extensions not complete or connected. Substantial debris in gutters

- Unknown purpose of abandoned gas connection at the North side of house

Living Room and Hallway

- (3) prong electrical outlets are not grounded

- Smoke detector at South hallway inoperative. Recommend installation of a smoke detector in each bedroom and hallway area

- Living room heater makes a buzzing noise which may indicate imminent failure

- Living room window is broken (outer glass pane)

Kitchen and Nook

- Recommend seal pipe connection of the ventilation hood (in cabinet)

- (3) prong electrical outlets are not grounded in the nook. The Kitchen outlets are not GFCI protected as recommended. The Kitchen appears to have been re-configured. The refrigerator outlet is partially behind the vent hood

N.E. Bedroom

- (3) prong electrical outlets are not grounded

N.W. Bedroom

- (3) prong electrical outlets are not grounded

S.W. Bedroom

- Failed window seal at small side window

Main Bathroom

- Bathroom fan is “extension cord wired” to outlet at light fixture. This wiring is not appropriate. Recommend repair by a licensed electrician and installation of a GFCI protected outlet adjacent to the right side of the countertop

- Marginal functional flow at bathtub-shower. This lack of flow is likely the result of rusted galvanized domestic water pipes

- Leak at sink waste line

Utility Room

Attic

- Roof ventilation appears inadequate. Evidence of microbial growth near the ridge

- Bathroom fan does not vent to the exterior

- Thickness of attic Insulation is marginal (4” +-). Insulation is not installed at some areas above the Living Room

 



 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1893.JPG

 

 

                                                                       


 

Service

 

Type:

Overhead

Meter Location:

Front of house

Voltage:

240

 

 

 

 

Panel

 

 

Location:

N.W. Bedroom

Manufacturer:

Murray

Type:

Split bus bar

Main Disconnect:

n/a

Serv. wire Size/ Rating:

200 AMP

Sub-panel:

No

Grounding:

Copper to exterior, limited visibility

Panel Clearance:

30” wide, 3’ in front as required

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_2007.JPG

Exterior ground wire

 

 



 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1894.JPG

White wires should be re-identified

 

 


Plumbing System

 

 

                                   

Domestic Water

 

Supply:

Public water per listing, not included in this inspection

Supply Pipe:

Not visible 

House Piping:

Copper and galvanized where visible

Pipe Condition:

- Galvanized pipes are a known defect. They will rust from the inside out resulting in loss of functional flow

Main Water Shut off:

- Not located

 

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1973.JPG

Unknown purpose of threaded water connection

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1974.JPG

Unknown purpose of threaded water connection

 

 

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1985.JPG

Newer copper pipes in the attic

 


 

 

Sanitary Sewer

 

 

Discharge:

Public sewer per listing, not included in this inspection

House Piping:

Not visible

Pipe Condition:

- Bathtub and Kitchen sink were run for 30 + minutes with no backup into the house

 



 


Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1976.JPG

                                   


 

Water Heater

 

Location:

Kitchen

Make/ Model:

General Electric  s/n 0200627290

Fuel Type:

Electric

Capacity:

50 gallon

 

 

 

 

Useful Life

 

 

Est. Useful Life new:

12 years

Est. age of heater:

12 years

 

- Water heater is at the end of its anticipated useful life expectancy

 

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1972.JPG

Water heater data plate

 

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1969.JPG

Open junction box at water heater

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1971.JPG

No extension at TMP relief valve

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1970.JPG

Evidence of microbial growth

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1977.JPG

Electrical conduit pulled from the tank

 


 

 

 

 

Water Temperature

 

 

Safe water temperature:

120 deg F per industry standards

Measured temperature:

- Not measured as the water heater was turned on at the start of the inspection

 

 

 

Site

 

                                 


 

Site

 

Grade at structure:

Adequate grade away

Earth to wood contact:

Clearance as required

Vegetation contact:

Negligible

Roof drain discharge:

Surface discharge

 

 

 

 

Driveway

 

 

    Type:

Gravel

  Condition:

Satisfactory

  Trip Hazard:

None

 

 

 

 

Front walks/ steps

 

 

    Type:

Concrete

  Condition:

Satisfactory

  Trip Hazard:

None  - Slip hazard with moss build up

 

 

 

 

Rear walks/ steps

 

 

    Type:

Concrete

  Condition:

Satisfactory

  Trip Hazard:

None

 

 

 

 

Miscellaneous

 

 

Overhead Power Lines:

Yes

Retaining Walls:

None that affect structure

Underground Oil Tank:

No visible evidence

Irrigation System:

None visible

 

 


                                 


 

General Condition

 

Structural Movement:

No visible evidence

Exterior doors:

Satisfactory

Windows (ext. cladding):

Satisfactory

 

 

 

 

Siding

 

 

    Type:

Concrete block and Cedar

  Condition:

Satisfactory

 

- Evidence of minor wood rot at siding along South wall and at the front fascia board

Window/Door Flashing:

Satisfactory

  Caulking:

Satisfactory

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1889.JPG

Minor wood rot at siding

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_2001.JPG

Minor wood rot at fascia board

 


 

 

 

 

Roof

 

 

Estimated Pitch:

4:12

Material:

Composition

Layers:

1+

How Inspected:

Traversed roof

Condition:

- Roof is in marginal condition. Shingles are worn, brittle, and show evidence of prior repairs at several locations. Substantial build-up of moss

Ventilation:

Eave and gable end vents

Plumbing Vents:

Satisfactory

Flashing:

Satisfactory

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_2002.JPG

Moss build up at roof

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_2003.JPG

Tar repair above the Living Room hallway

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_2004.JPG

Torn shingle (typical)

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_2005.JPG

Hole at roofing above Living Room- South Bedroom

 


 

 

 

 

 

Gutters/ Downspouts

 

 

Type:

Plastic

Condition:

- Downspout extensions not complete or connected. Substantial debris in gutters

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1891.JPG

Downspout extension not complete

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_2006.JPG

Debris in gutters

 


 

 

 

 

Electrical

 

 

Switches/Lights:

Tested

 

 

 

 

Plumbing

 

 

Hose Bibs:

Tested

Gas Piping:

- Unknown purpose of abandoned gas connection at the North side of house

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1892.JPG

Abandoned gas connection

 

 


 

                                 

 

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

- Evidence of prior ceiling repair in Living Room. Moisture reading is normal

Flooring:

Satisfactory


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IR_2964.jpg

No insulation above repaired ceiling area

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IR_2968.jpg

No insulation above repaired ceiling area

 


 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

- (3) prong electrical outlets are not grounded

Smoke Detector:

- Smoke detector at South hallway inoperative. Recommend installation of a smoke detector in each bedroom and hallway area

 

 

 

 

Heating

 

 

Source:

Electric baseboard

 

- Living room heater makes a buzzing noise which may indicate imminent failure

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

- Living room window is broken (outer glass pane)

Tempered:

- Current code would require that the Living room window be tempered as it is within 24” of a door

Operation:

Fixed

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory


 

Kitchen and Nook

 

Location: Floor 1

 

                                 

 

General Room Condition

 

Visibility:

Rooms are vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

 

 

 

 

Appliances

 

 

Range:

- Not connected, not tested

Ventilation:

Tested

 

- Recommend seal pipe connection of the ventilation hood (in cabinet)

Refrigerator:

- Not connected, not tested

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1978.JPG

Ventilation pipe is run into a larger diameter pipe

The pipe gaps should be sealed

 

 

 


 

 

 

 

Plumbing

 

 

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Fixtures:

- Sink faucet is loose

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

- (3) prong electrical outlets are not grounded in the nook. The Kitchen outlets are not GFCI protected as recommended. The Kitchen appears to have been re-configured. The refrigerator outlet is partially behind the vent hood


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_2008.JPG

Refrigerator electrical outlet

 

 


 

 

 

 

Heating

 

 

Source:

Electric baseboard

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

 

 

 

N.E. Bedroom

 

Location: Floor 1

                                  


 

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

- (3) prong electrical outlets are not grounded

Smoke Detector:

- None

 

 

 

 

Heating

 

 

Source:

Electric baseboard

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects  (single pane)

Tempered:

Not required

Operation:

Tested

Egress:

Appears to meet reasonable egress standards

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

 

 

 

N.W. Bedroom

 

Location: Floor 1

                                 


 

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

- (3) prong electrical outlets are not grounded

Smoke Detector:

- None

 

 

 

 

Heating

 

 

Source:

Electric baseboard

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Egress:

Appears to meet reasonable  egress standards

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

 

 

 

S.W. Bedroom

 

Location: Floor 1

 

                                  

 

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

 

- This area of the house appears to have been an add-on to the original house

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

- None

 

 

 

 

Heating

 

 

Source:

Electric baseboard

Air Flow/ Heat Gain:

Satisfactory

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IR_2962.jpg

Maintain proper clearances to combustibles

 

 


 

 

 

 

Windows

 

 

Glazing:

- Failed window seal at small side window

Tempered:

Not required

Operation:

Tested

Egress:

Appears to meet reasonable egress standards


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1968.JPG

Failed window seal

 

 


 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

 

 

 

Main Bathroom

 

Location: Floor 1

                                  


 

General Room Condition

 

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

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

 

- Bathroom fan is “extension cord wired” to outlet at light fixture. This wiring is not appropriate. Recommend repair by a licensed electrician and installation of a GFCI protected outlet adjacent to the right side of the countertop

Outlets:

- None at countertop

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1967.JPG

Extension cord wiring from light fixture to fan

 

 


 

 

 

 

Heating

 

 

Source:

Electric baseboard

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IR_2966.jpg

Maintain proper clearances to combustibles

 


 

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Operation:

Tested

Screen:

No visible defects

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

 

 

 

 

Plumbing

 

 

Functional flow:

- Marginal functional flow at bathtub-shower. This lack of flow is likely the result of rusted galvanized domestic water pipes

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

- Leak at sink waste line

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

No visible defects

 

 

 

 


 

Utility Room

 

Location: Floor 1

                                  


 

General Room Condition

 

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

 

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IR_2961.jpg

Minor areas with lack of insulation

Moisture reading is normal

 

 

 

 

 

 

Electrical

 

 

Switches/Lights:

All visible tested

Outlets:

All visible tested

 

 

 

 

Heating

 

 

Source:

Electric baseboard

Air Flow/ Heat Gain:

Satisfactory

 

 

 

 

Windows

 

 

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

 

 

 

 

Doors/Millwork

 

 

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

 

 

 

 

 

Appliances

 

 

Washer:

- Not connected, not tested

Dryer Connection:

Electric

Dryer:

Tested. Vented to outside

 

 

 

 


 

Attic

 

Location: Over main body of house

                                  


 

General

 

Visibility:

Space is vacant

Access location:

Bedroom closet

How viewed:

Traversed entire attic space up to the middle of the Living Room area

 

 

 

 

Moisture

 

 

Roof Ventilation:

- Roof ventilation appears inadequate. Evidence of microbial growth near the ridge

Moisture Intrusion:

No visible evidence

Bath/Kitchen fans :

- Bathroom fan does not vent to the exterior

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1994.JPG

Evidence of microbial growth near the ridge

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1995.JPG

Bathroom fan does not vent to the exterior

 


 

 

 

 

Structural

 

 

Structure Type:

Manufactured trusses and rafters

Sheathing:

1 x skip sheathing and plywood

Structural Movement:

No visible evidence

 

- There exists a hump in the roof at the addition area of the bedroom and utility room. This does not appear to be related to “structural movement”

 

 

 

 

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1984.JPG

Abandoned chimney in the attic

 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1989.JPG

Rafters and truss roof construction

 


 

 

 

 

Insulation

 

 

Type:

Blown in

Approximate Depth:

4”  +-

Condition:

- Thickness of attic Insulation is marginal (4” +-). Insulation is not installed at some areas above the Living Room

 


 

 

Description: C:\Users\Hergert\Documents\Inspection Job Files\2012-0112 Sun\IMG_1983.JPG

Missing insulation above the Living Room

 

 


 

 

 

 

Flues/Vent Stacks

 

 

Plumbing Stacks:

All vented to exterior

 

 

 

 

Electrical

 

 

Outlets:

None visible

Wiring/ junction boxes:

No visible defects

 

 

 

 

Structural Pests

 

 

Conducive Material:

No visible evidence

Visible Evidence:

No visible evidence

 

 

 

 

Nuisance Pests

 

 

Visible Evidence:

No visible evidence


 

Structural Pest Inspection Diagram

 

 

Wood Destroying Organisms (WDO)

 

Conducive Conditions

(CC)

WDO-AB

Anobid Beetles

 

CC-BG

Bare Ground

WDO-CA

Carpenter Ants

 

CC-CD

Conducive Debris

WDO-DT

Dampwood Termites

 

CC-EM

Excessive Moisture

WDO-MA

Moisture Ants

 

CC-EW

Earth-Wood Contact

WDO-OB

Other  Beetles

 

CC-FC

Failed Caulking

WDO-RF

Rot Fungus

 

CC-IV

Inadequate Ventilation

WDO-ST

Subterranean Termites

 

CC-RG

Restricted Gutter

 

 

 

CC-VC

Vegetation Contact

Inspection Conditions

(IC)

 

 

 

IC-CSA

Crawl Space Access

 

 

 

IC-IA

Inadequate Clearance