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Client: |
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Address: |
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Property Description: |
(2) story single family home |
Property age/ size: |
Built 1970, 1,410 s.f. per listing |
Occupancy Status: |
Vacant |
Inspection Date: |
12/05/2011 |
Inspection Time: |
9:00 A.M. – 11:50 A.M. |
Weather Conditions: |
Clear, 40 deg F +- |
Summary of Inspection....................................................................................................... 3
Electrical System................................................................................................................. 5
Plumbing System................................................................................................................. 7
Water Heater....................................................................................................................... 8
Site..................................................................................................................................... 10
Building Exterior............................................................................................................... 11
Garage............................................................................................................................... 14
Living Room and Dining Room........................................................................................ 15
Kitchen and Nook............................................................................................................. 17
Main Bathroom.................................................................................................................. 19
Rear Room (no closet)....................................................................................................... 20
Hallways............................................................................................................................ 21
South Bedroom................................................................................................................. 22
North Bedroom Suite........................................................................................................ 23
Attic................................................................................................................................... 25
Crawlspace........................................................................................................................ 27
Structural Pest Inspection Diagram................................................................................... 29
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
- Evidence of overheating and arcing at the water heater breaker. Recommend review and replacement by a licensed electrician
- Aluminum branch wiring is a known defect. Recommend review of all aluminum branch wiring and outlets by a licensed electrician
- Circuit breaker ledged is not accurate
- Abandoned wires adjacent to electrical panel should be properly terminated in a junction box
- White wires at breakers should be properly re-identified (by an electrician)
Plumbing System
- The area of the Living room and Dining room had a sewage odor when the house was first entered. Recommend further investigation of the source of this odor by the septic inspector and/or a plumbing contractor
Water Heater
- Minor leak at water heater shut off valve
- Recommend install earthquake restraints at water heater
Site
- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure
Building Exterior
- Nails at roof sheathing should be fully set (call back roofing contractor ?)
- Recommend install kick-out type flashing above right side of garage
- Gutters are full of debris and should be cleaned
- Electrical wires for exterior lighting should be placed in conduits. Recommend repair by a licensed electrician
Garage
- Moisture intrusion at rear “add on“ storage area. Wood rot visible at this area
- Door from garage to house does not appear to be fire rated
Living Room and Dining Room
- Electrical wires are exposed at both the bottom and upper areas of the Dining Room wall heater. Recommend review by a licensed electrician
Kitchen and Nook
- An electrical outlet is not installed at the intended refrigerator location
- Exposed wired in junction box behind oven should have a cover plate installed
Main Bathroom
Rear Room (no closet)
- Electrical outlet by baseboard heater is inoperative
Hallways
- Recommend smoke detectors at each floor and in each bedroom
- Graspable handrail does not extend the full length of the staircase
- Baluster spacing far exceeds the current code requirement of 4” or prior code of 6”
South Bedroom
North Bedroom Suite
- Sink cabinet is not secure to wall
- Window seal is failed at bathroom (fogging)
- There is no legal or reasonable emergency egress for this room. This room should not be used as a bedroom until reasonable emergency egress is provided. A full casement window in the bedroom would provide reasonable emergency egress
- Sink is not connected to waste line
Attic
- Recommend install screen at turbine fan and large gap at ridge beam to prevent pest infestation
- Cover plates should be installed at all electrical junction boxes
Crawlspace
- Insulation was removed from crawlspace
- Evidence of rodent droppings in crawlspace. Unable to verify if this is an active infestation
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Evidence of over heating at Water heater breaker |
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Service
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Type: |
Underground |
Meter Location: |
Side of garage |
Voltage: |
240 |
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Panel
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Location: |
Garage |
Manufacturer: |
Cuttler Hammer |
Type: |
Split bus bar |
Panel Rating: |
200 AMP |
Main Disconnect: |
n/a |
Serv. wire Size/ Rating: |
200 AMP |
Sub-panel: |
No |
Grounding: |
Copper to exterior ground rod, limited visibility |
Panel Clearance: |
30” wide, 3’ in front as required |
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Breakers/ Wiring
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Type: |
Copper romex and aluminum |
Breakers: |
- Evidence of overheating and arcing at the water heater breaker. Recommend review and replacement by a licensed electrician |
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- Aluminum branch wiring is a known defect. Recommend review of all aluminum branch wiring and outlets by a licensed electrician |
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- Circuit breaker ledged is not accurate |
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- Abandoned wires adjacent to electrical panel should be properly terminated in a junction box |
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- White wires at breakers should be properly re-identified (by an electrician) |
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Exposed wires at exterior of panel
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Aluminum branch wiring |
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Over heating hot water breaker |
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Over heating hot water breaker |
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Domestic Water
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Supply: |
Public water |
Supply Pipe: |
Copper pipe where visible |
House Piping: |
Copper where visible |
Pipe Condition: |
Satisfactory where visible |
Main Water Shut off: |
@ exterior in front of Living Room |
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Domestic Water Service |
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Wintertime front hose bib shut off |
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Sanitary Sewer
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Discharge: |
Septic |
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- The area of the Living room and Dining room had a sewage odor when the house was first entered. Recommend further investigation of the source of this odor by the septic inspector and/or a plumbing contractor |
House Piping: |
ABS where visible |
Pipe Condition: |
Satisfactory where visible
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ABS waste lines (typical) |
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Water Heater
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Location: |
Garage |
Make/ Model: |
Hotpoint |
Fuel Type: |
Electric |
Capacity: |
50 gallon |
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- Minor leak at water heater shut off valve |
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Minor leak at water heater valve |
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Conduit should extend to wall |
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Useful Life
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Est. Useful Life new: |
12 years |
Est. age of heater: |
8 years +- |
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Infrared image of heat at water heater elements
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Safety
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TMP valve: |
As per required |
Earthquake Straps: |
- Recommend install earthquake restraints at water heater |
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Water Temperature
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Safe water temperature: |
120 deg F per industry standards |
Measured temperature: |
- Not measured as hot water was turned on at start of the inspection |
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Site
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Grade at structure: |
Adequate slope away from structure |
Earth to wood contact: |
- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure |
Vegetation contact: |
Negligible |
Roof drain discharge: |
Surface discharge |
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Ground in contact with the siding
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Driveway
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Type: |
Asphalt |
Condition: |
Satisfactory |
Trip Hazard: |
Minimal |
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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 |
Condition: |
Satisfactory |
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: |
No visible evidence |
Irrigation System: |
Yes, not part of the inspection |
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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: |
Cedar and composite |
Condition: |
Satisfactory |
Window/Door Flashing: |
Satisfactory |
Caulking: |
Satisfactory |
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Minor wood rot at base of siding
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Area at base of front door must be maintained as there is no flashing on top of the wood |
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Wood rot at cedar siding (below hose bib) |
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Roof
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Estimated Pitch: |
12:12 and 3:12 |
Material: |
Composition |
Layers: |
1+ |
How Inspected: |
From eave at (4) locations and from street and rear yard |
Condition: |
Satisfactory |
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- Nails at roof sheathing should be fully set (call back roofing contractor ?) |
Ventilation: |
Eave and turbine vent |
Plumbing Vents: |
Satisfactory |
Flues: |
Satisfactory |
Flashing: |
- Recommend install kick-out type flashing above right side of garage |
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Kick out flashing should be installed at the front right side of the garage
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Some nails are not fully set on the roof (areas where the shingles do not lay flat)
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Main roof area |
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Garage roof area |
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Gutters/ Downspouts
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Type: |
Continuous metal |
Condition: |
Satisfactory |
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- Gutters are full of debris and should be cleaned |
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Debris in gutters |
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Debris in gutters |
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Electrical
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Outlets: |
Tested |
Switches/Lights: |
Tested |
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- Electrical wires for exterior lighting should be placed in conduits. Recommend repair by a licensed electrician |
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Exterior light wiring is not in conduit as required
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Plumbing
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Hose Bibs: |
Tested |
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General Room Condition
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Visibility: |
Space is vacant |
Structural Movement: |
No visible evidence |
Moisture Infiltration: |
- Moisture intrusion at rear “add on“ storage area. Wood rot visible at this area |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Slab: |
Satisfactory |
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Wood rot at base of add on storage area
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Safety
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Fire separation: |
- Door from garage to house does not appear to be fire rated |
Ignition point > above FF: |
In compliance |
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Garage Door
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Type: |
Metal roll-up |
Springs & Fasteners: |
No visible defects |
Auto Reverse: |
Tested |
Photocell reverse: |
- Photocell reverse is not installed at either garage door |
Remote openers: |
Not present |
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Electrical
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Switches/Lights: |
Tested |
Outlets: |
All visible tested |
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Utility Area
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Dryer: |
Tested, vented to exterior |
Washer: |
Not connected, not tested |
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Doors
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
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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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Excessive air infiltration at electrical outlets Foam insulation pads would help air infiltration |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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- Electrical wires are exposed at both the bottom and upper areas of the Dining Room wall heater. Recommend review by a licensed electrician |
Smoke Detector: |
None |
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Electrical wires exposed near base of heater |
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Electrical wires exposed above heater |
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Heating
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Source: |
Electric wall heater and electric baseboard |
Air Flow/ Heat Gain: |
Satisfactory |
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Maintain proper clearances to combustibles
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Screen: |
- Minor tear at Living room window screen |
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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: |
Rooms are 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 |
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- Minor drip from front corner of dishwasher |
Dishwasher high loop: |
No |
Dishwasher air gap: |
No |
Range: |
- Not installed, not tested |
Ventilation: |
Tested |
Refrigerator: |
n/a |
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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 |
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- Recommend GFCI protection for Kitchen electrical outlets. Do not GFCI protect the refrigerator |
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- An electrical outlet is not installed at the intended refrigerator location |
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- Exposed wired in junction box behind oven should have a cover plate installed |
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Junction box should have cover plate |
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Heating
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Source: |
Electric baseboard |
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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- Recommend GFCI protection for bathroom electrical outlets |
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Heating
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Source: |
Electric wall heater |
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 |
Screen: |
No visible defects |
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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: 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 |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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- Electrical outlet by baseboard heater is inoperative |
Smoke Detector: |
None |
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Heating
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Source: |
Electric baseboard |
Air Flow/ Heat Gain: |
Satisfactory |
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Maintain proper clearances to combustibles
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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: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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General Room Condition |
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Visibility: |
Space is vacant |
Structural Movement: |
- There is a minor wall crack and floor sag at the base of the staircase. There is a support post located in the crawlspace beneath this area |
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: |
- Detectors installed appear to be heat sensors, not smoke detectors |
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- Recommend smoke detectors at each floor and in each bedroom |
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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: |
- Graspable handrail does not extend the full length of the staircase |
Balusters: |
- Baluster spacing far exceeds the current code requirement of 4” or prior code of 6” |
Trip Hazard: |
None |
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Baluster spacing is a hazard for small children or infants (fall hazard) |
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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 |
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- Upper attic access should be sealed to prevent excessive heat loss |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Attic access will result in excess heat loss
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
Smoke Detector: |
None |
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Heating
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Source: |
Electric baseboard |
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 current egress standards |
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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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: |
- Sink cabinet is not secure to wall |
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 outlet is not GFCI protected as recommended |
Smoke detector: |
None |
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Heating
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Source: |
Electric baseboard |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
None |
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Windows
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Glazing: |
- Window seal is failed at bathroom (fogging) |
Tempered: |
Not required |
Operation: |
Tested |
Egress: |
- There is no legal or reasonable emergency egress for this room. This room should not be used as a bedroom until reasonable emergency egress is provided. A full casement window in the bedroom would provide reasonable emergency egress |
Screen: |
No visible defects |
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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: |
- Sink is not connected to waste line |
Visible leaks: |
- See comment above |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Fixtures: |
No visible defects |
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Sink waste line is not connected |
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General
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Visibility: |
Space is vacant |
Access location: |
Hallway ladder and North bedroom closet |
How viewed: |
Traversed entire attic space |
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Gap at end of ridge beam and at turbine vent may allow pest to enter the attic |
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Moisture
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Roof Ventilation: |
Appears adequate |
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- Recommend install screen at turbine fan and large gap at ridge beam to prevent pest infestation |
Moisture Intrusion: |
No visible evidence |
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Structural
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Structure Type: |
Rafters |
Sheathing: |
Plywood |
Structural Movement: |
No visible evidence |
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Insulation
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Type: |
Batt |
Condition: |
Satisfactory where visible |
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Flues/Vent Stacks
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Plumbing Stacks: |
All vented to exterior |
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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
- Cover plates should be installed at all electrical junction boxes |
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Exposed electrical junction box
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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 |
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General
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Visibility: |
Space is vacant |
Access location: |
Coat closet |
How viewed: |
Traversed entire crawlspace |
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Moisture
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Ventilation: |
Appears adequate |
Vapor Barrier: |
As required |
Moisture Intrusion: |
No visible evidence |
Sump Pump: |
None visible |
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Structural
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Foundation: |
No visible defects |
Mudsill: |
No visible defects |
Joists: |
No visible defects; limited visibility |
Post-Beams: |
Satisfactory |
Structural Movement: |
No visible evidence |
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Support post below entry
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Insulation was removed from the crawlspace |
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Insulation
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Under-floor: |
- Insulation was removed from crawlspace |
Domestic Water Pipes: |
- None |
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Plumbing
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Condition: |
Satisfactory |
Valves/ Other: |
None visible |
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Drip pan beneath waste line No active leak was detected. A prior leak onto the vapor barrier may be the source of the Living Room and Dining Room odor
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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
No visible defects |
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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: |
- Evidence of rodent droppings in crawlspace. Unable to verify if this is an active infestation |
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 |
|
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 |
|
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|
|