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Client: |
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Address: |
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Property Description: |
(2) story home with daylight basement |
Property age/ size: |
Built 1989, 4,454 s.f. per listing |
Occupancy Status: |
Vacant |
Inspection Date: |
01/06/2012 |
Inspection Time: |
12:30 P.M. – 4:30 P.M. |
Weather Conditions: |
Overcast and very light rain, 40 deg F +- |
Table of Contents
Summary of Inspection....................................................................................................... 3
Electrical System................................................................................................................. 5
Plumbing System................................................................................................................. 7
Water Heater....................................................................................................................... 8
Heating System................................................................................................................. 10
Site..................................................................................................................................... 12
Building Exterior............................................................................................................... 14
Garage............................................................................................................................... 18
Living Room, Dining Room, and Den.............................................................................. 19
Powder Room.................................................................................................................... 20
Kitchen and Nook............................................................................................................. 21
Family Room..................................................................................................................... 23
Utility Room...................................................................................................................... 24
Hallways............................................................................................................................ 25
Master Bedroom Suite....................................................................................................... 27
Bedrooms 2 and 3............................................................................................................. 29
Main Bathroom.................................................................................................................. 31
Basement Living Room..................................................................................................... 32
Basement Kitchen and Pantry........................................................................................... 33
Basement Bedroom........................................................................................................... 35
Basement Bathroom.......................................................................................................... 36
Attic................................................................................................................................... 37
Structural Pest Inspection Diagram................................................................................... 40
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
Plumbing System
Water Heater
- Water heaters are at the end of their anticipated life expectancy. Rust is evident at the base of the South water heater
Heating System
- Unable to properly secure lower furnace cover. Lack of a proper seal could draw combustion gasses into the heating system
Site
- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure. Primary contact is at the deck posts
- Recommend cleaning and repair of driveway channel drainage system
Building Exterior
- Kick-out flashing not installed at roof adjacent to the garage
- Minor wood rot at edge of siding by basement bedroom
- Recommend add mortar to wing wall at front yard to prevent further deterioration
- Recommend clean moss from roof (do not pressure wash)
- Downspout extension missing near Master Bathroom window area. Evidence of splashing onto adjacent window
- Exterior wiring is not in conduit as required
- Graspable handrail not installed at lower deck. Rail height and baluster spacing is a safety hazard
Garage
- Photocell reverse is installed at only (1) door. Photocell reverse sensors should be placed within 6” of the slab
Living Room, Dining Room, and Den
- Bi-fold door in Den is off track and may need adjustment
Powder Room
- Right side wall sconce light was not operating. Once the door to the den was slammed, the light came on. Possible loose connection
- Bathroom outlet is not GFCI protected as would have typically been required at the time of construction
Kitchen and Nook
- False cabinet door face plates should be properly secured
- Dishwasher does not complete a full cycle (continues to operate indefinitely indicating 1 minute to finish)
- Kitchen outlets are not GFCI protected as would have typically been required at the time of construction. Do not GFCI protect the refrigerator
- Recommend installation of an opening limiter at the window adjacent to the deck due to potential impact hazard
Family Room
Utility Room
- Utility sink outlet is not GFCI protected as would have typically been required at the time of construction
- Washing machine has extensive evidence of microbial growth (mold). The rubber gasket should be replaced. It is not known if the microbial growth can be eliminated
Hallways
- Evidence of prior structural movement near the hallway area to the Kitchen and Family room. This movement does not appear to be active. Recommend continue to monitor
- Dimmer switch at entry is overheating. This switch may not be rated for the load of the entry light fixture
- Recommend installation of smoke detectors at each level and at every bedroom
Master Bedroom Suite
- Bathroom outlets are not GFCI protected as would have typically been required at the time of construction
- Recommend change lower exterior door lock to passage type to prevent accidental lock out on deck
Bedrooms 2 and 3
- Marginal air flow from heat register at front bedroom. An adjustment may be needed to other heat registers to balance the overall heating system
Main Bathroom
- Bathroom outlets are not GFCI protected as would have typically been required at the time of construction
- Door to bathroom does not latch
Basement Living Room
- Unable to open North window at bay area and at N.E windows
Basement Kitchen and Pantry
- Recommend non-combustible surface adjacent to cooktop
Basement Bedroom
Basement Bathroom
- Shower door needs adjustment to stay in closed position
Attic
- Not all bath and utility room fans vent to the exterior
- Insulation in the attic is marginal. There is no insulation above the Utility room and sidewall of the Master bathroom tub area. Any new blown in insulation should include baffles at the eave vents and around the recessed light fixtures
- Abandoned fixtures and wiring should be removed from the attic
- Evidence of bird intrusion. Location of entry not identified
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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: |
General Electric |
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- Inspection completed in 1993 for the basement wiring |
Type: |
Dual bus bar |
Panel Rating: |
200 AMP |
Main Disconnect: |
200 AMP |
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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Exterior grounding cable |
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Bonding to copper water pipes |
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Breakers/ Wiring
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Type: |
Copper romex |
Breakers: |
No visible defects |
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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: |
@ Utility Room |
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Domestic Water Shut off in Utility Room |
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Sanitary Sewer
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Discharge: |
Septic system per listing, not included in this inspection |
House Piping: |
ABS where visible |
Pipe Condition: |
Satisfactory where visible (very limited visibility) |
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Water Heater
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Location: |
Garage |
Make/ Model: |
Bradford White s/n TM8060276/281 Dec 1999 per serial number |
Fuel Type: |
Natural gas |
Capacity: |
(2) 50 gallon |
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Useful Life
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Est. Useful Life new: |
12 years |
Est. age of heater: |
12 years +- |
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- Water heaters are at the end of their anticipated life expectancy. Rust is evident at the base of the South water heater |
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Rust at base off water heater |
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Safety
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TMP valve: |
As per required |
Earthquake Straps: |
Installed |
Expansion Tank: |
Installed |
Flame Rollout: |
No visible evidence |
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Flue
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Secure: |
Inspected |
Clearances: |
As required where visible |
Draft Hood: |
Inspected |
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Water Temperature
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Safe water temperature: |
120 deg F per industry standards |
Measured temperature: |
- Not measured as water heaters set to “vacation” |
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Furnace
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Location: |
Basement |
Make/ Model: |
Trane XV80 s/n 5472WU310 installed 2006, serviced 11/2010 per tag |
Fuel Type: |
Natural gas |
BTUH Input: |
100,000 |
BTUH Output: |
- Not noted on furnace |
Efficiency Rating: |
Mid-efficiency |
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Useful Life
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Est. Useful Life new: |
25 years |
Est. age of furnace: |
6 years +- |
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Heat Exchanger |
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Visible Inspection: |
No visible defects, limited visibility |
Gas detection test: |
No gas leak detected |
Burner test: |
No burner irregularities detected |
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Operation |
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Thermostat: |
Programmable @ floor 1 hall |
Disconnect: |
- None |
Combustion Air: |
Appears adequate |
Filter: |
Located below furnace |
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- Unable to properly secure lower furnace cover. Lack of a proper seal could draw combustion gasses into the heating system |
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Furnace filter location |
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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: |
35-65 deg F |
@ return air: |
65 deg F |
@ nearest register: |
116 deg F |
Heat Gain: |
51 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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Site
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Grade at structure: |
Adequate grade away |
Earth to wood contact: |
- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure. Primary contact is at the deck posts |
Vegetation contact: |
Negligible |
Roof drain discharge: |
Underground discharge |
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Deck post in contact with ground
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Minor vegetation in contact with structure |
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Siding in contact with ground |
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Lower deck support (wood) in contact with ground |
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Driveway
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Type: |
Asphalt |
Condition: |
Satisfactory |
Trip Hazard: |
None |
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- Recommend cleaning and repair of driveway channel drainage system |
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Crushed channel drainage system at driveway |
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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: |
Pavers |
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 this inspection |
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- Sammamish Water and Sewer District requires an annual backflow prevention test for irrigation systems |
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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 Masonry |
Condition: |
- Kick-out flashing not installed at roof adjacent to the garage |
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- Recommend add mortar to wing wall at front yard to prevent further deterioration |
Window/Door Flashing: |
Satisfactory |
Caulking: |
Satisfactory |
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Kick out flashing not installed
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Gaps at mortar should be filled |
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Deterioration at edge of siding (see image to right) |
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Deterioration at edge of of siding |
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Roof
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Estimated Pitch: |
8:12 |
Material: |
Composition |
Layers: |
1+ |
How Inspected: |
From eave at (3) locations and from street and rear yard |
Condition: |
Satisfactory |
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Ventilation: |
Eave and ridge vent |
Plumbing Vents: |
Satisfactory |
Flues: |
Satisfactory |
Flashing: |
Satisfactory |
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Minor buildup of moss on roof |
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Gutters/ Downspouts
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Type: |
Continuous metal |
Condition: |
Satisfactory |
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- Downspout extension missing near Master Bathroom window area. Evidence of splashing onto adjacent window
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Downspout extension missing |
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Electrical
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Outlets: |
Tested |
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Switches/Lights: |
Tested |
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Exposed exterior wiring (not protected in conduit) |
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Plumbing
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Hose Bibs: |
Anti-siphon |
Gas Piping: |
Inspected |
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Decks
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Structure: |
Pressure treated joists |
Decking: |
Cedar and composite |
Condition: |
- Minor wood rot at upper level cedar decking |
Connection to Structure: |
- Current code would require lag bolt connection of the deck ledger to the house |
Trip Hazard: |
None |
Handrails: |
- Graspable handrail not installed at lower deck. Rail height and baluster spacing is a safety hazard |
Barricades: |
- See comment above |
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Current code would require lag bolts |
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Low barricade height and no graspable handrail |
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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: |
Satisfactory |
Ceiling: |
Satisfactory |
Slab: |
- Minor cracks in garage slab |
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Safety
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Fire separation: |
As required where visible |
Ignition point > above FF: |
In compliance |
Safety barricade to mech.: |
- Not needed |
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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 installed at only (1) door. Photocell reverse sensors should be placed within 6” of the slab |
Remote openers: |
Not present |
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Electrical
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Switches/Lights: |
Tested |
Outlets: |
All visible tested |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Fixed |
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Doors
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Operation/latching: |
- Rear man door was locked, not 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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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
Screen: |
No visible defects |
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Doors/Millwork
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Operation/latching: |
Tested |
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Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
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Fireplace
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Type: |
Masonry wood-burning |
Tested: |
Damper 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 |
Mirrors: |
Satisfactory |
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Electrical
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Switches/Lights: |
All visible tested |
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- Right side wall sconce light was not operating. Once the door to the den was slammed, the light came on. Possible loose connection |
Outlets: |
All visible tested |
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- Bathroom outlet is not GFCI protected as would have typically been required at the time of construction |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Fixtures: |
No visible defects |
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: |
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Countertops: |
Satisfactory |
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Appliances
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Dishwasher: |
Tested full cycle |
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- Dishwasher does not complete a full cycle (continues to operate indefinitely indicating 1 minute to finish) |
Dishwasher air gap: |
Visible |
Oven: |
Tested |
Cooktop: |
Tested |
Microwave: |
Not tested |
Ventilation: |
Tested |
Refrigerator: |
Tested |
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Plumbing
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Functional flow: |
Appears adequate |
Hot/ Cold: |
Tested |
Drainage: |
Appears adequate |
Visible leaks: |
None visible |
Disposal: |
Tested |
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- A garbage disposal is not recommended with a septic system |
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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- Kitchen outlets are not GFCI protected as would have typically been required at the time of construction. Do not GFCI protect the refrigerator |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
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- Recommend installation of an opening limiter at the window adjacent to the deck due to potential impact hazard |
Screen: |
No visible defects |
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Impact hazard at nook window |
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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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- Carpeting is worn at step to room |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
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: |
Wood stove insert |
Tested: |
Door |
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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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested |
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- Utility sink outlet is not GFCI protected as would have typically been required at the time of construction |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
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 |
Fixtures: |
No visible defects |
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Appliances
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Washer: |
Tested rinse cycle |
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- Washing machine has extensive evidence of microbial growth (mold). The rubber gasket should be replaced. It is not known if the microbial growth can be eliminated |
Dryer Connection: |
Electric |
Dryer: |
Tested. Vented to outside |
Appliance Condition: |
See comment above |
Location: Floors 1,2, and basement |
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General Room Condition |
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Visibility: |
Space is vacant |
Structural Movement: |
- Evidence of prior structural movement near the hallway area to the Kitchen and Family room. This movement does not appear to be active. Recommend continue to monitor |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Settlement at beam above hallway
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Settlement at beam above hallway |
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Electrical
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Switches/Lights: |
All visible tested |
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- Dimmer switch at entry is overheating. This switch may not be rated for the load of the entry light fixture |
Outlets: |
All visible tested |
Smoke Detector: |
- Recommend installation of smoke detectors at each level and at every bedroom |
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Overheating dimmer switch at entryway |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
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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: |
As required |
Barricades: |
As required |
Balusters: |
As required |
Trip Hazard: |
None |
Location: Floor 2 |
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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. Bathroom outlets are GFCI protected near the tub area |
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- Bathroom outlets are not GFCI protected as would have typically been required at the time of construction |
Smoke detector: |
- None |
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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: |
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 |
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- Recommend change lower exterior door lock to passage type to prevent accidental lock out on deck |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Bath Hardware: |
Satisfactory |
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Recommend change to passage latch |
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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 2 |
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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: |
All visible tested |
Smoke Detector: |
Yes |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
- Marginal air flow from heat register at front bedroom. An adjustment may be needed to other heat registers to balance the overall heating system |
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Low air flow from heat register at front bedroom |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
Tested |
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- Window at rear bedroom is difficult to open |
Egress: |
Appears to meet current egress standards |
Screen: |
No visible defects |
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Doors/Millwork
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Operation/latching: |
Tested |
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- Closet door at rear bedroom slightly binds with the door jamb |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Floor 2 |
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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 outlets are not GFCI protected as would have typically been required at the time of construction |
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Heating
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Source: |
Floor register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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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: |
- Tub drain is slow |
Caulking: |
Satisfactory |
Toilet Secure: |
Satisfactory |
Tub/Shower surround: |
Satisfactory |
Fixtures: |
No visible defects |
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General Room Condition
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Visibility: |
Room is vacant |
Structural Movement: |
No visible evidence |
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- Evidence of slab crack at mechanical room area. Other areas are not visible |
Moisture Infiltration: |
No visible evidence |
Walls: |
Satisfactory |
Ceiling: |
Satisfactory |
Flooring: |
Satisfactory |
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Slab crack visible at furnace area
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Cold area at North side of Living room (concrete foundation wall) |
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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: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
Not required |
Operation: |
- Unable to open North window at bay area and at N.E windows |
Screen: |
No visible defects |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Basement |
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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: |
- Not connected, not tested |
Oven: |
Tested |
Cooktop: |
Tested |
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Ventilation: |
Tested |
Refrigerator: |
Tested |
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Adjacent surface should be non-combustible |
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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 |
Fixtures: |
No visible defects |
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Electrical
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Switches/Lights: |
All visible tested |
Outlets: |
All visible tested, GFCI protected |
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Heating
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Source: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Basement |
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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 |
Smoke Detector: |
Tested |
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Heating
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Source: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
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Windows
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Glazing: |
No visible defects |
Tempered: |
- Current code would likely require that the window be tempered due to the low adjacent grade |
Operation: |
Tested |
Egress: |
Appears to meet current egress standards |
Screen: |
No visible defects |
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Current code would require tempered glass |
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Doors/Millwork
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Operation/latching: |
Tested |
Door condition: |
Satisfactory |
Millwork condition: |
Satisfactory |
Location: Basement |
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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, GFCI protected |
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Heating
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Source: |
Ceiling register |
Air Flow/ Heat Gain: |
Satisfactory |
Mechanical ventilation: |
Tested |
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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 |
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Fixtures: |
No visible defects |
Location: Over main body of house |
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General
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Visibility: |
Space is vacant |
Access location: |
Master Bedroom closet and garage |
How viewed: |
Traversed entire attic space |
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Moisture
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Roof Ventilation: |
Appears adequate |
Moisture Intrusion: |
No visible evidence |
Bath/Kitchen fans : |
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Utility room fan vents into attic No insulation above Utility room |
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Vent in garage attic area |
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Structural
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Structure Type: |
Manufactured trusses |
Sheathing: |
1 x 4 skip sheathing and plywood |
Structural Movement: |
No visible evidence |
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Insulation
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Type: |
Blown in |
Approximate Depth: |
4” +- |
Condition: |
Satisfactory |
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- Insulation in the attic is marginal. There is no insulation above the Utility room and sidewall of the Master bathroom tub area. Any new blown in insulation should include baffles at the eave vents and around the recessed light fixtures |
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No insulation at the bathroom sidewall
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No insulation at the bathroom sidewall |
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No insulation at the bathroom sidewall |
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No insulation above the Utility Room |
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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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Electrical
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Outlets: |
None visible |
Wiring/ junction boxes: |
No visible defects |
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- Abandoned fixtures and wiring should be removed from the attic |
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Abandoned wiring in the attic |
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Abandoned fixtures in the attic |
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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 bird intrusion. Location of entry not identified |
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Dead bird in attic above main bathroom area |
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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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