425-652-6515

Wa. State Home Inspector 619

WSDA Structural Pest Inspector 79988

Serving King and Snohomish Counties

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Home Inspection Seattle 2012-0112

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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

Electrical System

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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

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Exterior ground wire



Breakers/ Wiring
Type:	Copper romex
	- 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
Breakers:	No visible defects
	- White wires to circuit breakers should be properly re-identified with electrical tape

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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

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Unknown purpose of threaded water connection

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Unknown purpose of threaded water connection

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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

Water Heater

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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

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Water heater data plate



Safety
TMP valve:	- TMP relief line should extend to the exterior
Earthquake Straps:	- 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

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Open junction box at water heater

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No extension at TMP relief valve

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Evidence of microbial growth

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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

Building Exterior


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

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Minor wood rot at siding

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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

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Moss build up at roof

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Tar repair above the Living Room hallway

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Torn shingle (typical)

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Hole at roofing above Living Room- South Bedroom



Gutters/ Downspouts
Type:	Plastic
Condition:	- Downspout extensions not complete or connected. Substantial debris in gutters

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Downspout extension not complete

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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

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Abandoned gas connection

Living Room and Hallway


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

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No insulation above repaired ceiling area

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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

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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

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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

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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

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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

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Extension cord wiring from light fixture to fan



Heating
Source:	Electric baseboard
Air Flow/ Heat Gain:	Satisfactory
Mechanical ventilation:	Tested

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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

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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

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Evidence of microbial growth near the ridge

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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”

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Abandoned chimney in the attic

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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

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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

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