Company Information

Charles Buell Inspections INC

Phone: 206-478-7371
charles@buellinspections.com
http://www.buellinspections.com

Inspected by: Charles Buell
WA State Pest License #: 67488
WA State Home Inspector #: 220

The Scope and Purpose of a Home Inspection

Purchasing property involves risk

The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.

Occasional typographical errors and other minor errors and omissions will occur in the report.  I apologize in advance for these.  If any of these typos make the report unclear, confusing or incomplete, please contact me immediately for clarification/correction.

A home inspection is not an insurance policy

This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.

A home inspection is visual and not destructive

The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking, they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.

This is not an inspection for code compliance

This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.

Environmental/Mold Exclusions

The reported or actual health effects of many potentially harmful, toxic or environmentally hazardous elements that may be found in building materials or in the air, soil, water in and/or around any house are varied, and, in some cases controversial.  A home inspection does not include the detection, identification or analysis of any such elements or related concerns such as, but not limited to, mold, allergens, legal/illegal drugs and other biological contaminants, radon, , bed bugs, cockroaches, fleas, lice, formaldehyde, asbestos, lead, electromagnetic fields, carbon monoxide, insecticides, Chinese drywall, refrigerants and fuel oils.  Furthermore, no evaluations are performed to determine the effectiveness or appropriateness of any method or system (e.g., water filter, radon mitigation, etc.), designed to prevent or remove any hazardous or unwanted materials or elements. An environmental health specialist should be contacted for evaluation of any potential health or environmental concerns.  The noting of the presence of materials commonly considered to contain asbestos, formaldehyde, lead, mold etc in the inspection report, should not be construed to mean the inspector is inspecting for these things but instead should be seen as a "heads-up" regarding these materials and further evaluation by qualified professional may be warranted.

This is just our opinion and just for you

The contents of this report are for the sole use of the client named above and no other person or party may rely on this report for any reason or purpose whatsoever without the prior written consent of the inspector who authored the report. Any person or party who chooses to rely on this report for any reason or purpose whatsoever without the express written consent of the inspector does so at their own risk and by doing so without the prior written consent of the inspector waives any claim of error or deficiency in this report.

Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.

The scope of this inspection

The inspection and report are intended to provide the client with information regarding the condition of the systems and components of the property as observed at the time of the inspection.  The inspector examines the readily accessible systems and components using normal operating controls.  The inspection is not technically exhaustive and will not identify concealed conditions or latent defects.  Any comments offered by the INSPECTOR that could be construed as over or beyond the standards of practice or the language of this contract, are offered as a professional courtesy.  Refer to the Washington State, Standards of Practice and/or Pre-Inspection Agreement for additional information regarding the scope and limitations of the inspection.  The Standards of Practice are linked below and describe the "minimum" standards a Licensed Washington State Home Inspector must adhere to:

http://www.buellinspections.com/wa-state-standards-of-practice/

All homes are likely to have some faults which may range from cosmetic defects to major safety hazards.  Not all defects will be found.   While some minor deficiencies may be mentioned, the emphasis of this report is to inform the buyer of the property condition by detecting deficiencies or circumstances that may affect the structural integrity of the building and its components and its safe use as a residence.

You are encouraged to obtain competitive estimates for major repair needs.  Safety and health issues should be addressed promptly.  It is recommended that all corrective work, other than routine maintenance activities, be performed by qualified licensed contractors.

It is beyond the scope of the Standard Home Inspection to identify components within the home that may have been part of a "manufacturer's recall".  Mention of specific recalls within this report must not be construed to mean that all such items have been identified, or that such identification is part of a  Standard Home Inspection.  When possible, appliance Model Numbers and Serial Numbers are included in the report and can be used to check for recall related issues.  If you have any question about specific appliances, information can be found at the CPSC (Consumer Products Safety Commission) website:  http://www.cpsc.gov, or http://search.cpsc.gov/query.html or contact the manufacturer directly.

It is recommended that you obtain as much history as is available concerning this property. This historical information may include copies of any seller's disclosures, previous inspection or engineering reports, reports performed for or by relocation companies, municipal inspection departments, lenders, insurers and appraisers. You should attempt to determine whether repairs, renovation, remodeling, additions or other such activities have taken place at this property, and this report will attempt to identify such items when possible.

Ranges, Dish Washers, and Refrigerators (and the like) are typically tested for basic function (Do they turn on).  No assertions are made as to how well they function.  Microwave ovens, clothes washers/dryers are not operated.

Throughout this report, comments will be made as to the presence or absence of components or parts of components.  This must not be construed to mean that these components or parts of components exist (or don't exist) in concealed areas or behind finished surfaces.  For example: if foundation bolting was seen in one area, it does not mean that the bolting exists (or doesn't exist) in areas that are concealed.  Also if an item was noted as "not being visible," that should not be construed to mean that none of whatever was "not visible" does not exist on the premises---it just means none was noted at the time of inspection and should be seen as a "heads-up" that the concern or condition might be present but hidden, or that the conditions that would allow its presence to be known was not replicated at the time of inspection.

Many of the non-narrative observations/documentation detailed in the report that are related to more "cosmetic" issues should not be construed as "all inclusive" but should instead be seen in as "suggestive" or a "guideline" of conditions that may exist elsewhere in the home.  It is not the focus of the report to comment extensively on cosmetic issues, but I do make note of them at times to help complete the "snap-shot" of the home at the time of inspection.   For example, "nail-pops" seen in one room are likely to be seen (and should be anticipated) in other rooms even though I may not have noted them in the report.

Throughout the report I may make recommendations as to possible repairs.  These recommendations are not intended to be substitutes or construed to be more appropriate than the recommendations of the professionals making the repairs.  Conflicts in recommendations should be resolved prior to repairs being made.

Who should make repairs and what should their qualifications be?

Workman qualifications: In the text of the report, in some instances, I recommend that work be done by a "qualified" person or "qualified" parties. I consider qualified parties, in licensed trades, to be those individuals who hold the necessary licenses to legally work in their profession -- licensed electricians, licensed pest control applicators, licensed plumbers, licensed HVAC professionals, licensed engineers, licensed general contractors, etc. In instances where a task may not, typically, need to be done by a person with a license, my recommendation is to hire an individual to do the work who is, based on past training, experience or expertise, qualified to further evaluate the condition or problem listed in the report and to then make appropriate repairs.

For additional fees, this inspector can perform invasive inspection of concealed areas if desired. Please contact the inspector for more information regarding this service.

Photography/Infrared and Moisture meters used

Digital photographs, thermographs and illustrations may be included in this report.  If included, their purpose is to better illustrate an observation or recommendation.  No degree of importance should be inferred by the presence or absence of photos and illustrations.  Some pictures will undergo lightening, darkening, cropping and have callouts and other "overlays" present, but the image itself will not be altered unless specifically noted on the picture.  The use of infrared thermography (IR) must not be construed to mean that a full thermal survey of the structure was done.  The use of IR is primarily for recording thermal differences to show the function or lack of function of heating and cooling of HVAC equipment; and, anomalies associated with temperature differences sometimes produced by water leaks, air infiltration etc. IR during a home inspection is mainly a qualitative evaluation and, in most cases, "thermal tuning" will not have been performed and therefor temperatures present on any thermal images in the report should not be seen as an absolute temperature but only "relative temperature."

Throughout the report, reference may be made to moisture conditions and percentages of moisture content.  These moisture readings are obtained by the use of a Protimeter, Surveymaster Moisture Meter or the Extech MO55 or the Tramex  MEP.

Your participation is requested

Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property. If you were not present during the inspection, you are urged to contact the inspector for a verbal consultation.  If you choose not to consult with the inspector, the inspection company cannot be responsible for misinterpretation of the report.

How to Read This Report

Getting the Information to You

This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, videos and hot links to additional information.

The best way to get the layers of information that are presented in this report is to read your report online. This will allow all you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information.

This report can also be printed on paper or to a PDF document.

Chapters and Sections

This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.

Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section.

Observation Labels

All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:

  • Major Concern:
    Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
  • Repair:
    Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
  • Improve:
    Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
  • Monitor:
    Items that should be watched to see if correction may be needed in the future.
  • Due Diligence:
    Observation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair.
  • Future Project:
    A repair that may be deferred for some time but should be on the radar for repair or replacement in the near future.
  • Efficiency:
    Denotes observations that are needed to make the home more energy efficient as well as to bring the home up to modern insulation standards. This category typically includes windows and insulation. Other items, such as lighting and appliances, are not inspected for their energy status.
  • Completed:
    Items that were initially an issue but have since been completed.
  • Note:
    Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.

Summary Page

Potentially significant findings are summarized below.  A "Significant Finding" is defined as a substantial safety hazard;  or, a deficiency requiring a major short-term expense to correct or possible significant expense in the future if not addressed.  This summary is not a complete listing of the findings in the report and reflects the  opinion of the inspector.  It should be considered highly likely there will be other issues you would like in the summary, and you should add these as desired.  Please review all of the report pages.  All repairs must be done by the applicable qualified, licensed & bonded trade or profession.  I recommend obtaining receipts and warranties for the work done (including copies of any necessary permits).

Many of these Narrative comments in the Summary have pictures and web links that better clarify the issues.  Please refer to their place in the report body for additional clarification/information.  Lack of information under any given component only means that, in my opinion, there was nothing in the body of the report that warranted posting it to the Summary.  There will certainly be valuable information under each applicable component in the body of the report.

Summary

Repairs

  • (G-5) Grounds:

    As a general note and information to bring to the attention of the Condo Association, many of the railings and guards around the walkways are in fair/poor condition with paint loss and some decay/rot and mechanical damage. Discuss with the association the time-line for repairs of these structures.

  • (BE-1) Building Exterior:

    Because so many Condo's have had issues with the exterior siding materials over the past few years, it is advisable to check the minutes of the Condo Association to determine if this structure has had any such issues in the past and the status of current or future assessments related to any such issues. It was noted that there is some paint failure and mechanical damage to siding near parking areas and this should be brought to the attention of the Condo Association for proper repairs as deemed necessary.

  • (BE-2) Building Exterior:

    There are several details with the exterior siding installation that was noted. These conditions may have been OK when the siding was installed---or at least not against MFG instructions but that would not meed current installation guidelines. In the context of repainting the building, perhaps some of these issues could be upgraded or corrected as deemed necessary. Bring to the attention of the Condo Association. Horizontal trim flashings should not be caulked--there should be a 1/4" gap and penetration blocks like the ones at light fixtures should be flashed. The attached drawings are for HardiPlank and most MFG's of cement board siding have similar requirements and this MFG was not determined.

  • (BE-3) Building Exterior:

    Much of the trim is in need of proper painting. All trim components should be carefully evaluated as to the need for repairs and repaired as necessary.  All horizontal trim components should be caulked/flashed properly--especially over the top and along the bottom of the windows.  Proper caulking of siding and trim details should be fully evaluated and caulked/sealed/flashed as deemed necessary.

    Some decay/rot should be anticipated as some is apparent at several locations. Discuss with Condo Association as to the time-line for this maintenance issue. Some amount of hidden damage is common with conditions like this and should be anticipated.

  • (D1-2) Decks:

    Like other exterior components, the exposed stair structures are in need of painting/maintenance. Bring to the attention of the Condo Association for maintenance and repairs as deemed necessary.

  • (D1-3) Decks:

    At the unit's west deck the bottom guard support is not adequate to support pressure placed against it. This bottom should be reinforced to provide better fall protection. It was discussed this was owner responsibility for maintenance and/or replacement, and I would still recommend discussing this with the Condo Association. I recommend proper repairs by a qualified deck railing installation contractor.

  • (DG-1) Detached Garage:

    No access to the garage/storage is possible unless there is electricity, so in a power outage access would not be possible.  While there is an automatic opener manual disconnect from the exterior, no key was located.  I recommend asking seller to provide this key if possible and/or having the mechanism re-keyed.

  • (DG-2) Detached Garage:

    Having safety wires installed on the door springs is advised.  These suspended type springs can break;  and, falling spring parts can cause injury to persons and property.  This safety upgrade should be done by a qualified garage door installation company.  Installation of roll type springs at the head of the door is recommended as an upgrade---perhaps in conjunction with installation of automatic door openers.

  • (DG-5) Detached Garage:

    Newer requirements for garage door opener buttons require that they be located a minimum of 60" above the walking surface and that warning labels regarding the use of overhead doors be located near the push buttons.  A proper warning label should be installed by a qualified party. These required warning labels can be obtained from any automatic door installation company or from the opener manufacturer.

  • (RA-5) Roof/Attic:

    No access to the attic space was found at the time of inspection.  I recommend that proper access be made and that I be called back to make further evaluation as the condition of the attic space.  Concerns in attic spaces can relate to wiring, roof ventilation, wiring, vermin, insulation, and leaking among other concerns..  

  • (RA-9) Roof/Attic:

    The downspout at the SW corner of the garage is not properly connected to the underground drain and flooding of the driveway and walking surfaces is possible. It can also allow debris into the drain. I recommend bringing this to the attention of the Condo Association for proper repairs.

  • (E-21) Electrical:

    The kitchen countertop receptacles on each side of the range are not GFCI protected as was likely required at the time of construction. Repairs will involve upgrading the circuits to AFCI protection as well and the easiest way to accomplish this is to change the breaker in the electrical panel to a Dual-Function breaker that is both AFCI and GFCI. I recommend repairs/upgrading by a licensed electrical contractor.

  • (E-23) Electrical:

    Currently all 120-volt, single phase, 15 and 20-ampere branch circuits supplying outlets installed in dwelling unit family rooms, dining rooms, kitchens, laundries, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas are required to be AFCI protected per current regulations.  Upgrading to current standards is recommended.

  • (E-24) Electrical:

    Current standards also require that whenever receptacles are upgraded that they need to be given AFCI protection when they are replaced in any location that currently requires AFCI protection.

  • (P-14) Plumbing:

    It was noted that there is some sort of drain with air gap that terminates at the laundry drain area. It should be verified this is NOT the drain from the water heater TPRV. If it is from the water heater, it would mean the drain runs up hill trapping water against the valve. Water trapped against the valve can lead to failure of the valve to provide protection against temperature and pressure build-up in the tank. It may also be a drain for the unit above but that would seem inappropriate as it may violate fire-separation requirements. I recommend evaluation/repairs by a licensed plumber. I also recommend if it is discovered the installation is improper, it should be brought to the attention of the Condo Association as the issue may be duplicated throughout the buildings for other units.

  • (P-17) Plumbing:

    The expansion tank at the water heater has failed (as indicated by water coming out the Schrader Valve when tested). No water should come out of the Schrader valve when the tank is functional. Depressurized, the system will not adjust for pressure changes when water is heated and damage to the plumbing system can occur. I recommend evaluation/replacement of the tank by a licensed plumber.

  • (P-22) Plumbing:

    It was noted there is no seal around the sprinkler head in the furnace area and likely represents missing fire-blocking. I recommend evaluation/repairs by a qualified party.

  • (HC-5) Heating, Cooling:

    The B-vent chimney is shared with the lower unit and the upper unit and is the common chimney for the water heaters and furnaces of all three units. This common vent would likely be deferred to the Condo Association or involve the other units for any alterations or repairs.

  • (HC-6) Heating, Cooling:

    The furnace compartment covers are not properly installed. They may not be adjusted properly to install properly. The bottom panel should hook over the flange in the middle and the upper cover should fit on top of it. I recommend evaluation/repairs by the licensed HVAC contractor in the context of servicing of the unit.

  • (HC-11) Heating, Cooling:

    At the time the home was built some method of whole house ventilation would have been required.  Lack of installation may be an oversight.  I recommend further evaluation as desired.  Sometimes these are incorporated on timers installed on bathroom or laundry room exhaust fans.  It is possible I missed the timer location or it was hidden.  The fan in the laundry of this unit is of a size typically associated with the whole house exhaust system and installing a timer at the switch location is recommended. Given that other units would all likely have the same arrangement, discussing this with the Association might be helpful---or they may all be the same.

  • (D-2) Doors:

    It is very common in Condo Buildings for the lock-set security pins to enter the strike plate hole as it does to the door to the furnace room and the electrical utility room and fire-suppression equipment room.  When this happens the door can be unlocked from the outside with a knife or credit card.  The strike plates should be adjusted toward the part of the jamb that the door closes against to make the door more secure.  I recommend for safety that this be brought to the attention of the Condo Association for repairs by a qualified door installation company or other qualified repair person.  In some cases a security guard is necessary and can be installed over the latch to improve security. In this case, even with the handset locked and the pin depressed the strike bolt still depresses and is consistent with a broken lock-set. Replacement of the lock-set by a qualified party is recommended.

  • (D-4) Doors:

    At the deck door there is evidence of air movement between the door and the weather-stripping consistent with the door not making adequate contact with the weather-stripping.  I recommend adjustments to the strike plate to force the door to make better contact with the weather-stripping to improve the energy efficiency of the home.    I recommend evaluation/repairs by a qualified party.

  • (D-5) Doors:

    Rooms with exhaust fans, such as bathrooms and laundry rooms, require adequate clearances under doors into those rooms to allow for proper function of the fans.  Current clearances under the laundry room door are not adequate for operation of the dryer or the exhaust fan.  I recommend that a qualified party shorten the doors to allow for proper air flow.  A vent transom over the top of the door would be considered an even better solution.

  • (D-7) Doors:

    The hallway bathroom door binds on the side jamb.  I recommend proper adjustments by a qualified party to allow for proper operation of the door.  Sticking doors can prevent rapid egress through the door when necessary.

  • (FS-3) Fireplaces / Stoves:

    6 of the unit's gas fireplaces vent up through a common chase. All of these structures are deferred to the Condo Association and hidden concerns may exist.

  • (MB1-3) Master Bedroom:

    All of the closets in the unit have wire-frame type shelving and they are often poorly installed and can collapse under weight if supports are not anchored into framing behind the drywall. I could not determine this at the time of inspection. Care should be taken with how much weight is put on these structures and verification of proper supports is recommended.

  • (MB-2) Master Bathroom:

    Proper caulking, by homeowner/handyperson, around the tub-fill spout of the Hallway and Master Bathroom is recommended to prevent water from getting into the wall/floor structures.

  • (MB-4) Master Bathroom:

    The two exhaust fans in the Master Bathroom do not appear to move any air from the room.  This is indicative of some sort of restriction in the vents or failure of the units or possibly due to inadequate clearances between the bottom of the door and the carpet.  Replacement of the unit may be necessary.  I recommend evaluation/repairs by qualified repair person.

  • (K1-3) Kitchen:

    Many modern gas ranges/cooktops have auto-relight functions for the burners.  In the event that a gust of wind were to blow out the flame---especially when adjusted very low---the relight function allows the burner to relight itself for safety.  This particular unit does not appear to have that function and no determination is made as to whether it can be added or not.  Upgrade/modify as desired.  I recommend evaluation/repairs and/or replacement as deemed necessary by a qualified party.

  • (K1-4) Kitchen:

    For safety, I recommend  installation of the anti-tip device on the range by a qualified party. 

  • (K1-6) Kitchen:

    Modern kitchens require some means of mechanical ventilation--venting the hood to the exterior is an easy way to comply with these requirements. At the time this building was constructed, some means of mechanical ventilation for the kitchen was likely required, this is especially important for gas ranges. I recommend a qualified party install a proper vent to the exterior for the range hood.

  • (L-3) Laundry:

    Usually the maintenance of vent terminations at the exterior of the building is the responsibility of the Condo Association.  Problems with these caps is common---especially with the dryer caps as many are high off the ground and difficult to get too.  I recommend verifying with the Condo Association that there is a maintenance schedule in place for cleaning/inspecting/maintaining these vent caps on at least an annual basis.  Such work on roofs should only be performed by person qualified and trained to work on roofs.

  • (L-4) Laundry:

    Rubber hoses on washing machines are under constant pressure and are at risk of spontaneous rupture.  Consider upgrading these hoses to newer stainless steel jacketed type with flood-stop devices; monitor existing hoses frequently. In this case only one of the hoses is rubber type.

  • (L-6) Laundry:

    Washing machines located on finished floors should have trays to prevent damage from flooding. When possible it is also recommended that the tray have a drain to the exterior to prevent overflow of the tray.  High water alarms can be installed to monitor trays without drains.  There are many manufacturers of these trays and some trays are better than others.  Inexpensive and flimsy trays should be avoided as damaged trays or trays with poor drain connections may provide no more protection against flooding than if there was no tray at all.

Improves

  • (P-16) Plumbing:

    The water heater has no sediment trap on the gas line. This can be repaired in the context of replacement of the water heater.

  • (HC-3) Heating, Cooling:

    A "sediment" trap is located as close to the appliance as possible and is designed to filter out any small amounts of debris in the pipes that might be in the gas-stream that could clog the valves of the appliance. It is required to be located house side of the gas shut-off for the appliance. The "sediment trap" installed on this unit is actually configured like a "drip leg" and likely does not pose an issue at this time, and repairs is recommended in the context of a furnace replacement or as deemed necessary by a licensed HVAC contractor. Discuss with contractor in the context of servicing of the unit.

  • (HC-4) Heating, Cooling:

    Given the water heater and the furnace get their combustion/dilution air via high and lower air vents into and out of the space, I consider it prudent to weather-strip the door to the equipment to improve energy efficiency. Also verification that the openings to these air ducts are properly clear is also recommended. They may terminate in the attic. Discuss with Condo Association to your satisfaction.

Monitors

  • (P-15) Plumbing:

    At 9 years old, the water heater should be considered approaching the end of its expected life and failure could happen at any time. Budgeting for replacement is advised.

Due Diligences

  • (P-7) Plumbing:

    The gas meters are all located at the south end of the building. The meters are numbered 1 through 12 and could not determine which one goes with your unit. Comparing meter numbers with numbers on your gas bill is one way to tell, but I recommend having the Condo Association provide proper identification on the meters. There is also a lot of wood debris in front of the meters that prevent safe access to the meters. Bring this to the attention of the Condo Association for cleaning this area up.

Efficiencies

  • (FS-2) Fireplaces / Stoves:

    There is no blower installed on the fireplace.  This is common.  I recommend adding fan.  The life expectancy of these units is much greater when used in conjunction with the fan component.  Consult with manufacturer of unit and/or licensed fireplace installation company.

Notes

  • (GC-1) General Comments:

    In the report there may be instances where specific building codes, other standards and manufacturer's instructions may be specifically quoted. This in no way should be construed to mean this inspection is a code compliance inspection or that all manufacturer's instructions are known or checked. These instances are only provided as a courtesy in assisting with specific instances. There may be other exceptions to these examples that are also applicable and a full evaluation by the appropriate trade is recommended.

  • (BSF-2) Basement/Slab Foundation:

    Foundations that have very little of the foundation exposed above finish grade and are concealed by finished surfaces on the interior are impossible to fully assess.  Assessment relies on evidence of how foundation issues affect finish materials:  indications of flooding/leaking, elements out-of-plumb/out-of-level, high humidity, etc.  Careful monitoring of finished spaces in basements is warranted.

  • (RA-4) Roof/Attic:

    Modern roof installations (installed after July 1st 2014) are required to have metal flashings installed along the eaves of the roof. They are not present on this roof consistent with installation prior to that date. Damage to the edge of the sheathing is common and some amount of repairs should be anticipated when the roof is replaced.

  • (E-4) Electrical:

    All the building unit meters are located at the south end of the building and are labeled. You can verify labeling is correct by comparing the number on the meter with the number on your utility bill.

  • (LBNL1-1) Last-But-Not_Least:

    THINGS FOR BUYERS TO THINK ABOUT: Ask seller for:

    • samples or records of paint colors used on the premises.
    • records of major improvement /repairs (remodeling, etc.).
    • copies of construction records/permits.
    • all available owner's manuals for: Furnace, Thermostats, Appliances, Gas Fireplaces, Alarm Security System, Overhead Door Openers, Water Heaters etc.
    • Obtain keys/combinations to all locks.
    • Remember to get the remote for the garage door opener.
    • Remember to get the combination for the garage door exterior key pad.
    • Remember to get the key for the garage door manual disconnect.
    • Remember to get the "key" for the gas shut-off for the gas fireplace.
  • (LBNL1-2) Last-But-Not_Least:

    • Get minutes of Condo Association meetings.

General Property Info

Building Characteristics / Conditions

Approximate Year of Original Construction 2001

Attending the Inspection Buyer/Client, Seller

Occupancy The home was occupied Occupied- occupants in the process of moving

Animals Present No

Weather during the inspection Rain off and on

Approximate temperature during the inspection 60° F ± 5°

Ground/Soil surface conditions Wet

General Comments

Building Characteristics / Conditions

All Reports Re-inspections

When repairs are made on the home, I recommend that I be called back to verify that corrections have been satisfactorily made. A minimum assessment of $250.00 will be charged for each Work Order Evaluation Inspection that is requested that I conduct. Additional charges will accrue for anything in writing, beyond an email response, and for evaluations at more than 20 miles travel time--these costs to be agreed upon at the time of the request for further evaluation. REMEDIAL WORK – For any element or condition requiring attention, quotes should be obtained prior to closing from qualified specialists or contractors to determine actual repair/replacement costs.  Any cost estimates provided, whether oral or written, represent only an approximation of possible costs.  Also, any cost estimates do not reflect all possible remedial needs or costs for the property; latent concerns or consequential damage may exist.  If the need for remedial work develops or is uncovered after the inspection, contact Charles Buell Inspections, Inc. to arrange an inspection to assess conditions prior to performing any repairs.

  • IF THERE ARE ITEMS WITHIN THIS REPORT THAT REQUIRE RE-INSPECTION, YOU ARE ENCOURAGED TO HAVE ME COMMUNICATE DIRECTLY WITH THOSE HIRED TO MAKE THE CORRECTIONS TO ENSURE THAT REPAIRS ARE PROPERLY MADE.
  • There are many things that can be done to improve safety and living conditions within any home. While many of these issues come to light in the course of the Standard Home Inspection there are likely to be other things that can be done to improve the home. Additional information can be found at: Center for Healthy Living

Having Repairs Done at the home

All construction work performed under these specifications must meet standard, good construction practices as to quality of workmanship and materials. Pest control measures must be performed by state licensed applicators in conformance with all current federal, state and local laws. A fee of $250.00 will be charged for each re-inspection (and agreed upon additional costs will apply to re-inspections more than 10 miles travel).

Condo Unit

Many elements of the Standard Home Inspection have been excluded from this inspection and deferred to the Condo Association. The buyer should be aware that these excluded elements can potentially impact the inspected home. Any comments in the inspection report regarding these excluded elements, are to help inform the buyer as to the potential for problems in these areas and warrant assurances from the Condo Association as to responsibility for maintenance/remediation of these concerns.

  • Consideration must be given to the possibility that defects found in this Condo unit may also exist in other Condo units in the building as well. Repairs to the defects in this unit are not going to be made in the other units and communication with the Condo Association is warranted depending on the nature/severity of the defect.
  • Every Condo Association has different covenants and rules. While the components that I have "deferred" to the Condo Association are fairly common they do not necessarily describe the covenants and rules of this Unit. Verification with the Condo Association is recommended. Any component that I have excluded that you later find I should have included, I am happy to come back and re-inspect.

Storage/Belongings In condo

There was some storage and belongings in the unit that limited inspection. The chances that hidden defects will be found when the units are emptied is possible. For a more complete opinion of the overall condition of the building I recommend further evaluation of the units when the units are vacated.

Deferred/Cosmetic Exterior

There is a some deferred maintenance and cosmetic defects all around the exterior of the building.  No attempt is made to identify all of these issues but will be mentioned in relation to more serious concerns throughout the report and most are deferred to the Condo Association.

Codes, Standards and Manufacturer's instructions General guidance

(GC-1) Note:

In the report there may be instances where specific building codes, other standards and manufacturer's instructions may be specifically quoted. This in no way should be construed to mean this inspection is a code compliance inspection or that all manufacturer's instructions are known or checked. These instances are only provided as a courtesy in assisting with specific instances. There may be other exceptions to these examples that are also applicable and a full evaluation by the appropriate trade is recommended.

Grounds

Topography and Conditions around the building

GEOLOGICAL FACTORS What about the land the house is built on?, Deferred to Condo Association

This report does not include evaluation of any soils or geological conditions/concerns. Construction on certain soils, particularly expansive clays, fill soils, hillside and waterfront areas, necessitate special design consideration. Evaluation of these factors, or the need for them, is beyond the scope of this inspection. Pertinent information should be obtained from local officials and/or a qualified specialists, particularly if any concerns are detected or if the building is in a detrimental soils area.

PROPERTY DRAINAGE What about the property drainage?, Deferred to Condo Association

To maintain proper drainage away from the structure, soil adjacent to the foundation should slope at least 1 inch per foot for five feet away from the building. Paved areas should slope at least 1/4 inch per foot. Control of surface drainage is critical to keeping basements and crawl spaces dry. A clearance of 6 inches should be maintained from the soil to the bottom of wood siding or trim on the building, unless the material is pressure treated wood or other material approved for ground contact. Swales around buildings can help manage water and reduce its impact on the building.

Site Conditions/Locations Below the surface conditions not determined, Deferred to Condo Association

Grading Around Home/Building Deferred to Condo Association

Moderate Slope House on Moderate Slope, portions of property steeply sloped

Buildings on moderate slopes with areas of steep slope can have water related issues that can not be adequately predicted or observed in a Standard Home Inspection. Vigilant monitoring of the sub-surface spaces (and the grading around the building) is recommended.  Water intrusions/conditions should be evaluated/repaired by a licensed drainage installation company that utilizes the services of a licensed geo-technical engineer.

Drainage Systems

Underground Pipe Drainage Systems Deferred to Condo Association

Sheds and and other Structures on the Property

Storage sheds/structures Not inspected

Vegetation on Property

Vegetation Satisfactorily maintained away from the house/building, deferred to Condo Association

Driveways/Walkways/Flatwork

Vehicle Access to Property Driveway/Parking Areas, Shared driveway, Some areas of driveway steep

Driveway Materials Asphalt

Asphalt paving should be maintained and cracks sealed as necessary to discourage water entry to the underlying sub-grade which provides the principal support for this type of flexible pavement.

Settlement, water under-mining or heaving caused by expansive soils, tree roots and frost are other conditions associated with asphalt driveways. Repair is not generally necessary unless a trip hazard exists, in which case replacement/repairs to the asphalt is generally required.

Street Sidewalk Concrete

Walkways Concrete

Walkway Handrails Handrail present

Walkway Stairs Concrete

(G-5) Repair:

As a general note and information to bring to the attention of the Condo Association, many of the railings and guards around the walkways are in fair/poor condition with paint loss and some decay/rot and mechanical damage. Discuss with the association the time-line for repairs of these structures.

Retaining Walls

Poured Concrete Retaining walls Along Sides of property

Loose Stone Retaining walls Along Street, Along Sides of property

Fences

Fences Not inspected

Fences around the property are generally excluded from the Standard Home Inspection. However, some information is provided as a courtesy and points of connection to the home itself are inspected. Fences can represent safety issues when they become damaged, derelict or otherwise compromised. Wood decay/rot is common. It also typically cannot be determined who actually owns the fence and communication with neighbors is often necessary to accomplish repairs and/or replacement. Specific evaluation of the fences on the property may be warranted.

Limitations/Exclusions Related to Grounds

Limitations and Exclusions Fences that surround the property are typically not inspected----except as an additional service., Soil and slope stability and hydrological conditions are not within the scope of this inspection., The functionality of underground drainage components cannot be determined during a typical inspection., Components deferred to Condo Association, Standard Home Inspection Exclusions, In this instance all or most of these elements would be deferred to the Condo Association as well.

A Standard Home Inspection does not include evaluation of elements such as site lighting, irrigation systems, barbecues, sheds, outbuildings, fencing, privacy walls, planters, water features, landscaping retaining structures, retaining walls, and/or recreational elements on the site. Evaluation of these elements, if present, may be warranted, any comments made or made as a courtesy, whether done verbally or included in the written report.

Wood Destroying Organisms and Conducive Conditions Related to the Grounds

Wood Decay/Rot in barrier railings at various locations

Conditions Conducive to WDO's around the grounds Conditions Present

The items listed here were present at the time of inspection, additional information/recommendations can be found in the body of the report preceding this general listing of issues.

Building Exterior

Exterior Walls

Exterior Wall Structure Wall structure (Wood Frame, 2x6 wood wall construction, Make-up of most wall structures could not be determined due to finishes)

House Numbers/Letters Identification Building Numbers/Letters (Numbers/Letters present on building)

Visibility Visible from street

Condo Unit Numbers/Letters Unit letters/numbers in place

Building Sheathing No sheathing visible--type and/or presence not determined, Likely same as garage OSB

Exterior Wall Coverings Condo cladding issues

(BE-1) Repair:

Because so many Condo's have had issues with the exterior siding materials over the past few years, it is advisable to check the minutes of the Condo Association to determine if this structure has had any such issues in the past and the status of current or future assessments related to any such issues. It was noted that there is some paint failure and mechanical damage to siding near parking areas and this should be brought to the attention of the Condo Association for proper repairs as deemed necessary.

Wood/Engineered Wood Siding/Cladding

Cedar Shingles Machined shingles, Gables only---deferred to Condo Association

Surface Finishes Painted

Non-wood Siding/Cladding

Fiber Cement Cladding Manufacturer not determined

Horizontal and Shake Lap Horizontal Lap

Surface Finishes None to minimal paint failure, Some failure of paint noted on other structures around the property

Light Fixture Blocks Block present, Flashing (missing)

(BE-2) Repair:

There are several details with the exterior siding installation that was noted. These conditions may have been OK when the siding was installed---or at least not against MFG instructions but that would not meed current installation guidelines. In the context of repainting the building, perhaps some of these issues could be upgraded or corrected as deemed necessary. Bring to the attention of the Condo Association. Horizontal trim flashings should not be caulked--there should be a 1/4" gap and penetration blocks like the ones at light fixtures should be flashed. The attached drawings are for HardiPlank and most MFG's of cement board siding have similar requirements and this MFG was not determined.

Trim / Eaves / Soffits

General Information Open soffits with exposed rafters and vented bird-blocking

Wood Trim/Soffits Trim behind/in-contact-with/too close to concrete structures at (Garage door jambs/trim, exterior door trim)

Surface Finishes Painted (Minimal to moderate paint failure), Some patched areas not painted

Wood Decay Rot in Trim/Eaves/Soffits in trim, in door components, where in contact with the ground, in window components

Conducive Conditions related to trim/eaves/soffits Some trim too close to ground

(BE-3) Repair:

Much of the trim is in need of proper painting. All trim components should be carefully evaluated as to the need for repairs and repaired as necessary.  All horizontal trim components should be caulked/flashed properly--especially over the top and along the bottom of the windows.  Proper caulking of siding and trim details should be fully evaluated and caulked/sealed/flashed as deemed necessary.

Some decay/rot should be anticipated as some is apparent at several locations. Discuss with Condo Association as to the time-line for this maintenance issue. Some amount of hidden damage is common with conditions like this and should be anticipated.

Limitations/Exclusions Related to Exteriors

Limitations/Exclusions Related to Exteriors Some components deferred to Condo Association, Garage Excluded from this inspection (Most components of Garage Excluded from this inspection, Except interior and overhead door, Electrical components)

Decks

Decks / Porches / Balconies / Entryways

Location Front entryway

Floor Structure Not Visible, Part of Building

Surface Recent repairs noted

Applied Surface Finishes Unidentified applied coating, Surface conditions, minor mechanical damage

Railings and Guards BARRIER TOP CAP MATERIALS (Painted Wood, Some paint failure noted, Some weathering/deterioration noted)

Openings in Wood Barrier (Guard) Less than 4" baluster spacings

Stair treads Treated wood, Surface treated wood (non-ground-contact type) (Some paint failure noted)

Stair Risers Open Risers (Less than 4" max opening)

Top Cap of Stair Barrier Railing Painted Wood top cap

Handrails Handrail present

Proper handrails on stairs can promote safe use of the stairs and prevent falls that can result in serious injury or even death. Handrails are required to meet very specific guidelines on all stairs with 4 risers or more. In some cases they are prudent on stairs with fewer risers. The handrail is required to be graspable as defined by building standards. There are three basic types and the following info applies to the handrail(s) at this location:

Space Under Stairs Open/no enclosure

Conducive Conditions related to decks/porches/balconies Some failing of painted surfaces

(D1-2) Repair:

Like other exterior components, the exposed stair structures are in need of painting/maintenance. Bring to the attention of the Condo Association for maintenance and repairs as deemed necessary.

(D1-3) Repair:

At the unit's west deck the bottom guard support is not adequate to support pressure placed against it. This bottom should be reinforced to provide better fall protection. It was discussed this was owner responsibility for maintenance and/or replacement, and I would still recommend discussing this with the Condo Association. I recommend proper repairs by a qualified deck railing installation contractor.

Detached Garage

Types of Parking Structures on Property

Type of Parking Structure Detached Garage (3 car bays (3 doors)), for 3 units, south door goes with C202

Garage Foundation Concrete, Deferred to Condo Assoication

Garage Exterior Siding & Trim Same as building siding and trim, Deferred to Condo Assoication

Garage Roof & Roof Drainage Same as building roof and drainage, Deferred to Condo Association, Disconnected downspout at SW corner of building

Garage Electrical Included in Building Electrical

Garage Floor

Garage Floor Concrete

Cracks Cracking typical of age and type of construction

Overhead Door

Overhead Door Manual opener present but key not located

Door Materials / Condition Metal, Conditions (Wear & Tear consistent with age of door, Some mechanical damage to door/panels noted), Bottom of Door Weather-stripping (Present)

Hardware & Warning Labels Spring Assembly Warning Label (NOT Present), Bottom Bracket Warning Labels (Not determined), Springs (Safety wires missing)

Automatic Opener Manual operation/Door Balance (Manual release handle), Door operation (Operated up-and-down normally/easily, Stayed open 3-4 feet above the floor), Operator Button more than 5 feet above walking surface, Lamps (Functional), Push Button (Present), Manual lock removed/disabled, Key pad at exterior (Combination not determined), Remote Control Device (None seen--I recommend asking seller)

While these manual release handles are required on doors, some installations are problematic with car racks and other items frequently installed on the roofs of vehicles.

You should be able to lift the door smoothly and with little resistance. It should stay open around three or four feet above the floor. If it does not, it is out of adjustment. Have it adjusted by a qualified service person.

Warning Label at Button Control Label missing

Manufacturers installation instructions require that garage door opener buttons be located more than 60" above the floor to prevent use by small children.

IMPORTANT SAFETY INSTRUCTIONS (UL & CPSC)
WARNING-To reduce the risk of severe injury or death:

  1. READ AND FOLLOW ALL INSTRUCTIONS.
  2. NEVER LET CHILDREN OPERATE OR PLAY WITH THE DOOR CONTROLS. Keep remote control away from children.
  3. Always keep the moving door in sight and away from people, pets and objects until it is completely closed. NO ONE SHOULD CROSS THE PATH OF A MOVING DOOR.
  4. TEST THE DOOR OPERATOR MONTHLY. The garage door MUST reverse on contact with a 1-1/2 inch high object (or a piece of two-by-four lumber laid flat) on the floor. If the door doesn't stop and reverse after contact with the object, disconnect the operator and use the door manually until the operator is replaced or repaired by a qualified technician.
  5. When possible. USE THE EMERGENCY RELEASE ONLY WHEN THE DOOR IS CLOSED. Use caution when using this release with the door open. Weak or broken springs are capable of increasing the rate of door closure and increasing the risk of severe injury or death.
  6. KEEP GARAGE DOORS PROPERLY BALANCED. See owner's manual. An improperly balanced door increases the risk of severe injury or death. Have a qualified service person make repairs to cables, spring assemblies and other hardware.

Manufacturer Genie

Reversing Functions Floor level test (Door reversed), Safety Beams (Door reversed when beam broken, Light flashed as required), sensors not ideally alligned

Testing Protocols How to test and inspect your overhead door

For additional information on proper maintenance and testing of garage doors see: Overhead Door DASMA Testing Protocols and the attached inspection checklists.

(DG-1) Repair:

No access to the garage/storage is possible unless there is electricity, so in a power outage access would not be possible.  While there is an automatic opener manual disconnect from the exterior, no key was located.  I recommend asking seller to provide this key if possible and/or having the mechanism re-keyed.

(DG-2) Repair:

Having safety wires installed on the door springs is advised.  These suspended type springs can break;  and, falling spring parts can cause injury to persons and property.  This safety upgrade should be done by a qualified garage door installation company.  Installation of roll type springs at the head of the door is recommended as an upgrade---perhaps in conjunction with installation of automatic door openers.

(DG-5) Repair:

Newer requirements for garage door opener buttons require that they be located a minimum of 60" above the walking surface and that warning labels regarding the use of overhead doors be located near the push buttons.  A proper warning label should be installed by a qualified party. These required warning labels can be obtained from any automatic door installation company or from the opener manufacturer.

Garage Interiors

Walls/Ceilings/Floors Unfinished in some areas

Basement/Slab Foundation

Foundation/Footings/Framing

Basement Foundation Footings Poured Concrete, Not visible, Deferred to Condo Association

Basement Building Floor System Framing Floor Framing (primary floor system) (basement ceiling joists): (Floor system not visible due to finishes), Deferred to Condo Assoication

Basement Fire-blocking/Draft-stopping General Information on Fire-blocking

Finish surfaces and/or insulation can conceal missing fire-blocking. When the basement space is fully finished off and/or insulated, evaluation of fire-blocking deficiencies is not usually possible.

  • Requirements for fire-blocking and draft-stopping in buildings has changed over the years and varied from jurisdiction to jurisdiction. In general more modern requirements call for "blocking" the spread of fire from lower level spaces to upper level spaces. Some structures also have requirements for installation of protection against the flow of fire horizontally. To achieve this there are specific requirements as to sealing/blocking of spaces around pipes, ducts, chimneys, wiring, framing, laundry chutes, chases etc.
  • It is beyond the scope of this inspection to determine if all fire-blocking and/or draft-stopping is in place, but where it is "obviously" missing I attempt to identify the condition/location and recommend appropriate repairs for improved fire safety.

Insulation in Basement/Ground Floor Space

Insulating Basements Not determined deferred to Condo Association

Ceiling and Rim Joists Not determined deferred to Condo Association

Wall Cavity Not determined deferred to Condo Association

Wall Surface Not determined deferred to Condo Association

Basement/Ground Floor, Wall, Ceiling finishes

Floor/Wall/Ceiling Finishes Finished surfaces restrict structural evaluations

In addition to the obvious fact that finished surfaces may restrict structural evaluations, it should be noted that no evaluations are made regarding local permits or approvals for such work or use. Compliance regarding egress, escape & rescue, plumbing, heating or electric requirements should be determined by contacting local building officials.

(BSF-2) Note:

Foundations that have very little of the foundation exposed above finish grade and are concealed by finished surfaces on the interior are impossible to fully assess.  Assessment relies on evidence of how foundation issues affect finish materials:  indications of flooding/leaking, elements out-of-plumb/out-of-level, high humidity, etc.  Careful monitoring of finished spaces in basements is warranted.

Limitations/Exclusions Related to Basement Foundation

Limitations/Exclusions Components deferred to Condo Association

Roof/Attic

Roof General Information

Roof Configuration Gable, Steep roof

This is a steep roof and maintenance should be performed by qualified roof maintenance professionals taking proper safety precautions.

Method of Roof Inspection Inspection method (Camera "zoom" from ground)

If the inspection was restricted to viewing from the ground and/or was affected by weather conditions or other limitations, a roofer’s assessment would be advisable, particularly if the roofing is old or age is unknown.

Dimensional Composition Shingles

Dimensional Composition Shingles Dimensional "Architectural" Grade Composition Shingle, 25-35 year life span

"Guestimate" of age How is the age determined?, 10 years

Many criteria are used to "guestimate" the age of the roof. Listing information, age of home, assessor information, google map drive-by pictures, disclosure statements, deterioration or lack thereof of pipe flashings, exposure, roof type and color, and experience are all used to make this judgment--it is NOT absolute and should not be taken as such.

Dimensional Composition Conditions Deferred to Condo Association

Flashings Related to Roof

Eave Flashings Not present

Rake Flashings Flashings NOT present/roofing materials overhanging edge of roof

Roof to Wall Flashings Metal Flashings present

Barge Rafter Flashings Flashed with metal

(RA-4) Note:

Modern roof installations (installed after July 1st 2014) are required to have metal flashings installed along the eaves of the roof. They are not present on this roof consistent with installation prior to that date. Damage to the edge of the sheathing is common and some amount of repairs should be anticipated when the roof is replaced.

Main Attic

Attic Location, Access and Limitations No access, Deferred to Condo Assoication

Roof Construction Not Visible

Attic/Roof Ventilation Vents noted

Soffit Vents Soffit vents are present

Ridge vents Ridge vents are present

Attic/Roof Insulation General Information, Not inspected, deferred to Condo Association

Fire-Blocking/Draft-Stopping General Information on Fire-blocking

Finish surfaces and/or insulation can conceal missing fire-blocking. When the basement space is fully finished off and/or insulated, evaluation of fire-blocking deficiencies is not usually possible.

  • Requirements for fire-blocking and draft-stopping in homes has changed over the years and varied from jurisdiction to jurisdiction. In general more modern requirements call for "blocking" the spread of fire from lower level spaces to upper level spaces. Some structures also have requirements for installation of protection against the flow of fire horizontally. To achieve this there are specific requirements as to sealing/blocking of spaces around pipes, ducts, chimneys, wiring, framing, laundry chutes, chases etc.
  • It is beyond the scope of this inspection to determine if all fire-blocking and/or draft-stopping is in place, but where it is "obviously" missing I attempt to identify the condition/location and recommend appropriate repairs for improved fire safety.
(RA-5) Repair:

No access to the attic space was found at the time of inspection.  I recommend that proper access be made and that I be called back to make further evaluation as the condition of the attic space.  Concerns in attic spaces can relate to wiring, roof ventilation, wiring, vermin, insulation, and leaking among other concerns..  

Chimneys 1

Masonry Chimney See Furnace and Gas Appliance Venting

Location & Condition Generally not inspected and deferred to Condo Association

Roof Drainage

General Information about Roof Drainage General Information

Even-if/Unless it was raining at the time of inspection, it is not always possible to determine if gutters leak/overflow. Monitoring the gutters for leaks when it is raining is recommended. Leaking/overflowing gutters should be repaired to prevent damage to roof/fascia structures.
Properly functioning gutters, downspouts, and splash blocks or drain piping are critical to protect the foundation from moisture intrusion. Gutters should be cleaned as needed and leaky joints sealed.

Aluminum Gutters Continuous (seamless), Downspouts (Aluminum Downspouts, Mechanical damage noted)

Downspout/Roof Drain Termination Underground pipes, Downspouts not connected to underground pipes at SW corner of garage

It was common practice in older homes to install short sections of pipe next to the foundation as a place to terminate the downspouts at. These pipes were not actually connected to underground pipes and drainage was provided by the installation of gravel at the end of the pipe or sometimes just relied on the natural ability of the ground to absorb the water. These types of drains are rarely "functional" and overflowing of this short section of pipe is common.

(RA-9) Repair:

The downspout at the SW corner of the garage is not properly connected to the underground drain and flooding of the driveway and walking surfaces is possible. It can also allow debris into the drain. I recommend bringing this to the attention of the Condo Association for proper repairs.

Limitations / Exclusions Related to Roof

Roof Inspection Limitations / Exclusions Deferred to Condo Association

This report provides an opinion of the general condition of the roof system based on a visual inspection of representative areas. The inspector does not offer an opinion or warranty as to whether the roof leaks or is subject to future leakage.

  • Leaks not showing up at the time of inspection is not unusual. Water stains on ceilings, walls, and soffits that tested dry at the time of inspection may very well test elevated for moisture under other conditions or at another time.
  • Specific notation of leakage or stains does not preclude additional areas of leakage and/or hidden damage. Monitor attic for any changes; ongoing or questionable situations should be assessed and corrected. Leakage can lead to Mold or Mold-like/Fungal Growth.
  • It is very common for there to be multiple layers of different kinds of insulation in the attic. It is possible for hidden layers to be discovered especially when the attics could not be inspected.

Electrical

Electrical Service to Property

Electrical Service GENERAL ELECTRICAL SAFETY WARNING

GENERAL ELECTRICAL SAFETY WARNING: Even if the electricity has been turned off at the main disconnect, sections of the electrical system prior to the main breaker are still charged with electricity and can be lethal if contacted. I recommend that all changes/corrections made to the electrical system be performed by a licensed electrical contractor.

Underground Service GENERAL INFORMATION

The electrical service is the set of wires that run from the street or power pole to the main breaker panel or fuse box. In this home the service runs underground. Evaluation of the underground portion of these systems is limited to the portions that show above ground.

Meter Base Location South side of home/building exterior

Meter Seals/Condition Meter Seals (Utility Company seals present), Meters labeled for each unit, no determination made as to accuracy of labeling

Torqueing of electrical connection Lugs

Most electrical connection lugs have very specific requirements as to torqueing. Loose connections are a primary mode of failure of electrical connections potentially leading to arcing and fires. It is beyond the scope of the inspection to verify proper torqueing of connections and it is recommended that proper torqueing of connections be verified by the licensed electrical contractor in the context of other electrical repairs/improvements at the home.

(E-4) Note:

All the building unit meters are located at the south end of the building and are labeled. You can verify labeling is correct by comparing the number on the meter with the number on your utility bill.

Service Equipment

Service Equipment Location South side of home/building interior

Service Rating Building (800 amps (120/240 volts)), Unit (100 amps (120/240 volts))

Panel Manufacturer Siemens

Meter Panel Amperage Rating 800 amps (120/240 volts)

Service Disconnect Present, Deferred to others

Working Space at Panel Poor access--due to storage

Grounding

Utility Grounding Utility company transformer ground at transformer (Not located/inspected)

Metal Water Pipe Grounding Electrode Deferred to Condo Association

Rod Grounding Electrode Deferred to Condo Association

Concrete Encased Grounding Electrode (Ufer) Deferred to Condo Association

Amperage on grounding system Not checked

When the ground system is not checked at the time of inspection, I recommend it be checked by the licensed electrical contractor when they are at the home for other electrical repairs/installation

Bonding

Water Pipe Bonding NA/Plastic

Metal Drain Bonding NA/Plastic

Gas pipe bonding Bonding noted at Gas meter, Deferred to Condo Association, Yellow CSST Bonding

There are numerous considerations related to the bonding of flexible gas piping systems. Regardless of whether it is "black" or "yellow" CSST, they both require bonding. Black CSST has a built-in bonding mesh that allows it to be bonded per the same requirements of bonding of rigid gas piping systems. Yellow CSST has "special" requirements for bonding and it is often improperly bonded. This particular system appears to be bonded per current requirements. This is merely informational as no Yellow CSST was noted at the time of inspection.

Low Voltage System Bonding was not determined

Phone System Bonding Bonding of system not determined--have electrician verify when they are at the home for some other reason, Deferred to Condo Association

Cable System Bonding of system not determined--have electrician verify when they are at the home for some other reason, Deferred to Condo Association

Sub-Panel/Remote Distribution Panel

Sub-panel Location SE Bedroom of unit

SUB-PANEL Remote Distribution panel is present

Remote Distribution Panels (Sub-panels) are other electrical panels in the home/building that do not contain the  service wiring.  Distribution Panels may be found in larger homes for improved accessibility and/or convenience, in detached buildings such as garages, or in situations where there is a need for additional circuits after another distribution panel is full. This panel may be right next to other panels or in other buildings on the property. 

Panel Manufacturer Siemens

Panel Disconnect At meter base

Breaker rating 100 amps

Panel Amperage Rating 125 amps (120/240 volts)

System Voltages Nominal 240 volts

Left lug to neutral 123 volts

Right lug to neutral 124 volts

Left lug to Right lug 245 volts

Feeder Conductors Aluminum

Size Size not determined

PANEL CONDITION No defects noted

Legend/Data Plate Present

Panel Bonding Ground bar separate from Neutral bar attached to panel

Breakers/Fuses Breakers, Some breakers are not being used (even though in the "on" position)

Tandem Breakers Tandem breakers are present

Tandem breakers (or duplex breakers) (also called, mini-breakers, peanut breakers, half-height breakers, twin breakers, slim breakers, piggy-back breakers etc) are breakers that are designed to provide two circuits in place of a typical single breaker. Most panel legends specifically state where these breakers can be installed, whether or not they are allowed at all, and how many are allowed. It is typically beyond the scope of the inspection to determine appropriateness of some installations.

  • Changes to the electrical system may require elimination of tandem breakers where the circuits are required to have AFCI protection.

Circuit Identification Circuits labeled (No determination was made of individual circuit distribution or accuracy of any circuit labeling)

Working Space at Panel Access OK

For proper access to the panel there should be an area 30" wide and 3' deep in front of the panel (clear all the way to the floor. A minimum of 6'-6" of headroom in front of the panel is recommended and the top of the panel should be at least 5-1/2' above the floor.

Lock-out/Lock-on Devices

May not have been required at time of construction What is a lock-out/lock-on device?

Current standards require "lock-out" devices on appliances that are "hard-wired" back to the electrical panel disconnect (unless the appliance is in the line of sight of the electrical panel). This is for the safety of persons servicing the appliances.

Devices Present/Not Present for Microwave lock-out device is present, Dishwasher lock-out device is present

Surge Arresters

Arrester not present Not present but considered best practice and installation is encouraged

Voltage surges can be a costly example of the power interference that occurs in Buildings every day.  This momentary rise in voltage can start inside or outside a Building and damage sensitive electronic equipment such as computer, Building entertainment center, treadmills, and all the other --often expensive -- equipment found in most Buildings today.

  • Conventional surge protectors in the home cannot protect against large surges from lightning and it is still considered best practice to unplug expensive appliances during a lightning storm.
  • Whole Building surge arresters should be installed at the Building's electrical service panel by professional, licensed electrical contractors. There are dozens of different makes, models and styles of surge arresters on the market, which vary greatly in both price and quality. The type and size of the service panel, how full the panel is, as well as the investment in appliances and electronic devices that need to be protected all play a role in determining which surge arrester should be installed.  Your service professional, after inspecting the Building and service panel, will make the recommendation as to the appropriate product to be installed.

Multi-wire Circuits

Hot conductors terminate on different bus bars as required Present

There are several multi-wire circuits in the home.  Multi wire circuits are wires that "share" a neutral conductor back to the Service panel.  When this is done care must be taken to ensure that the two hot conductors end up on separate bus bars at the Service panel.  It is also critical with these multi-wire circuits that the neutral be continuous by any devices it needs to be attached to throughout the circuits. The circuits in this panel appear to be properly wired in that respect.

  • For more information on Multi-Wire circuits please see the following link: Multi-Wire Circuits.

Proper double pole breaker(s) or handle-tie on breaker(s) Not present--not required at time of construction but is recommended to conform with current standards

Continuity of neutral conductor Typically cannot be determined in the course of a Standard Building Inspection

In multi-wire branch circuits, the continuity of a grounded conductor cannot depend on device connections such as lamp-holders, receptacles, etc---where the removal of such devices would interrupt continuity.

Distribution Wiring

Voltage readings above 120 volts More than 120 volts noted

It is very common in some areas for the voltage to be higher than 120 volts on the house circuits. (1-4 volts higher) When this occurs light bulbs rated at 120 volts do not last as long. I recommend installing bulbs rated for 130 volts. While these bulbs aren't as readily available they will last longer (they can be found at electrical supply stores).

  • This condition is not considered problematic with LED type bulbs as they supposedly handle wider voltage ranges.

Wiring type(s) Copper wire

Grounded Non-Metallic Sheathed Cable--NM (commonly called Romex) It is estimated the majority of the wring in the home is Copper Non-Metallic Sheathed Cable

Wiring in Conduit (Rigid and Flex) Minimal/Incidental to specific appliances (Furnace)

Receptacle Outlets

Receptacle replacement Informational note

As of July 1st, 2014, any receptacle replaced in a home must be provided with AFCI protection when the receptacle is being replaced in circuits that require AFCI protection (See AFCI section of this report below). This can be accomplished at the receptacle itself, at a point downstream of the receptacle or at the panel where the circuit originates. Whenever possible protecting the entire circuit is considered best practice.

  • In the context of any electrical panel replacement, the installation of AFCI breakers on all circuits that currently require AFCI protection is considered best practice.

Grounded Receptacles The majority of receptacles that were tested, tested as being grounded

Some receptacles are controlled by switches Receptacles controlled by switches (Only half of the receptacle is switched as required when it is the means of meeting the requirement for a switched lighting outlet in a room)

Lighting Outlets

Exterior lights Lights at exterior doors (Present at all exterior door locations), Some functioned normally at time of inspection by switch--verify others to your satisfaction

Light fixtures switched from multiple locations are present in the home General information

Lights that are switched from multiple locations (like 3-way and 4-way switches) can sometimes be wired improperly so that if one of the switches is in the wrong position the lights will not work from the other location.  This miswiring of switches is often not found during the course of a Standard Home Inspection due to not testing the circuit with all possible combination of options.  When this condition is discovered, repairs are usually quite simple when performed by a licensed electrician.

Can Lights Present at many locations

Can lights, whether modern air-tight type cans or older non-insulation contact cans, can be a major contributor to heat loss and air movement into roof structures.  This is difficult to determine during the course of a home inspection but if moisture issues are apparent or become apparent in the roof structure, these lights should be considered one possible cause of the issue.  Blower door tests can be performed to determine how well sealed can lights are.

Porcelain bulb holders present In closet locations, West deck closet

Porcelain bulb holders pose a risk of fire from stored items and are subject to mechanical damage. I recommend as an upgrade, replacement of these bulb holders with fixtures approved for closet installation and or not so subject to mechanical damage.

GFCI/AFCI devices

Testing GFCI's and AFCI's See GFCI testing procedures below

Ground fault circuit interrupters (GFCI) can help prevent electrocution inside and outside the home. GFCIs are an effective means of protecting against electrical shock, however, they must be tested regularly -- UL recommends once a month -- to verify they are working properly.

  1. Plug a nightlight (with an "ON/OFF" switch) or other product (such as a lamp or 3-bulb circuit tester) into the GFCI receptacle and turn the product "ON."
  2. Push the "Test" button located on the GFCI receptacle. The nightlight (or other product) or circuit should go "OFF."
  3. Push the "Reset" button. The light or circuit should go "ON" again.
  4. Circuit breaker type GFCI devices are checked by pushing the test button on the breaker.

Modern GFCI receptacles and breakers have "self-testing" capabilities but hey still should be tested manually per manufacturer's instructions.

GFCI/AFCI/Kitchen/Laundry and Other Sinks

Locations of GFCI & AFCI devices Where required at the time of construction (Some located Kitchen Receptacles tested as GFCI protected), Some missing locations

Two Kitchen Circuits Appears to be two separate appliance circuits

It cannot always be easily determined if there are two appliance circuits present and the presence of two GFCI devices is not always an indication of two separate circuits.

Dishwasher GFCI/AFCI No GFCI or AFCI protected and upgrading is recommended

Refrigerator receptacle within 6' of sink GFCI/AFCI protection Not GFCI protected, Upgrading recommended

Laundry Area GFCI/AFCI Laundry Area receptacles tested as NOT GFCI/AFCI protected--not required at time of construction

(E-21) Repair:

The kitchen countertop receptacles on each side of the range are not GFCI protected as was likely required at the time of construction. Repairs will involve upgrading the circuits to AFCI protection as well and the easiest way to accomplish this is to change the breaker in the electrical panel to a Dual-Function breaker that is both AFCI and GFCI. I recommend repairs/upgrading by a licensed electrical contractor.

GFCI Garage

Garage GFCI Some Garage Receptacles that were tested, tested as GFCI protected

Automatic Door Opener Opener NOT GFCI protected, not required at time of construction

GFCI Exterior and Miscellaneous

Exterior Receptacles Exterior receptacle (on west side of building), GFCI protected

GFCI's Master Bathroom

BATHROOM GFCI's All located Bathroom Receptacles tested as GFCI protected where currently required

Sink Receptacles GFCI protected (At other bathroom GFCI in), hallway bathroom, both sinks

AFCI-Arc Fault Circuit Interrupt

Where are they required? Older homes can benefit, Upgrading, Required for receptacle changes

According to the NEC (National Electric Code): "Older homes are statistically more vulnerable to electrical fires. Extra protection for older homes is provided by the gradual replacement, over time, of non-AFCI-protected receptacles with new AFCI-protected ones."

(E-23) Repair:

Currently all 120-volt, single phase, 15 and 20-ampere branch circuits supplying outlets installed in dwelling unit family rooms, dining rooms, kitchens, laundries, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, or similar rooms or areas are required to be AFCI protected per current regulations.  Upgrading to current standards is recommended.

(E-24) Repair:

Current standards also require that whenever receptacles are upgraded that they need to be given AFCI protection when they are replaced in any location that currently requires AFCI protection.

Carbon Monoxide Detection Systems

See Notes below about carbon monoxide detectors

At the time of inspection Carbon Monoxide alarm/detectors are not tested.  I recommend that prior to move-in, that all Carbon Monoxide alarm/detectors be tested and have their batteries replaced.  It is recommended that Carbon Monoxide detectors that are older than 5 years should be replaced by a licensed electrical contractor if they are hard-wired; and replaced by the homeowner/handy-person if they are battery operated.  These devices are currently required, according to Washington State Law to be maintained by the tenant/homeowner according to the manufacturer's recommendations/instructions and are required in all homes.

  • For optimum safety, Carbon Monoxide alarm/detectors are required in the immediate vicinity of bedrooms and on each floor level of the home and inside of any sleeping room if there is a gas appliance in the room.  "Immediate vicinity" is not defined but most manufacturers recommend they be installed between 5 and 20 feet of sleeping rooms.  Alarm/detectors must be maintained free of dust and debris which can interfere with operation.  They should be installed per manufacturer's instructions .  While it is primarily fuel burning appliances the produce carbon monoxide, CO is also produced from electric appliances like toasters and ranges (especially ovens on self clean cycle).
  • Please be aware that residential Carbon Monoxide detectors are cumulative and are designed to not sound with low levels of carbon monoxide.  Some people are more susceptible than others to low levels of carbon monoxide and I consider it prudent to familiarize yourself with the symptoms/warning signs of Carbon Monoxide.  Detectors that meet the UL-2034 requirements for detectors installed in residential construction are not allowed to sound at continuous CO levels up to 30 ppm, 70 ppm for 4 hours, 150 ppm for up to 50 minutes and 400 ppm for up to 15 minutes. CARBON MONOXIDE
  • Combination type alarms can be problematic even while meeting "legal requirements" for installation.  Carbon Monoxide detectors in conjunction with Ionization type smoke detectors is problematic due to the poor ion technology (see links under smoke alarms previous to this section).  The devices also can have different life spans.  For best protection, combination type alarms should not be used, even though this is a standard recommendation of manufacturers.  The International Association of Fire Fighters (IAFF) specifically recommends against installing combination alarms.  Combination type alarms are required to be UL-217 and UL-2034 listed. 

Presence noted at different floor levels (plug-in) Present in unit, hallway near sleeping areas

General comments Plug-in type

Smoke Alarm / Detection Systems

See notes Below about smoke alarms

At the time of inspection smoke alarms are not tested.  I recommend that prior to move-in, that all smoke alarms be tested according to manufacturer's recommendations and that their batteries be replaced.  It is recommended that smoke alarms that are older than 5-7 years should be replaced by a licensed electrical contractor if they are hard-wired; and replaced by the homeowner/handy-person if they are battery operated.

  • For optimum safety, hard-wired smoke alarms with backup batteries are recommended in each bedroom, and hallways outside of bedrooms.  At least one smoke alarm should be installed on each floor of the home. Alarms must be maintained free of dust and debris which can interfere with operation.
  • Smoke alarm technology is evolving and current wisdom is going in the direction of recommending that only Photoelectric smoke alarms be installed in the home due to the nuisance tripping and other human factors involved with misuse and maintenance associated with Ionization type smoke alarms.  It is not possible in the context of the home inspection to determine why types of alarms are installed in the home.  You are encouraged to install and maintain any type of alarm in the home and you are encouraged to upgrade alarms to photoelectric type alarms. See the following link for a discussion of Ionization vs. Photoelectric Alarms: Photo-Electric Smoke Alarms and Silent Alarms; Deadly Differences.

SMOKE ALARM Maintenance

  • Clean regularly. Dust and debris will interfere with normal operation.
  • Replace batteries at least once a year---or better yet install 10yr type batteries.
  • Schedule regular maintenance and tests. The Consumer Products Safety Commission recommends checking these alarms every Spring & Fall time change. Tests should be performed according to manufacturer's instructions.
  • It is not usually possible in the context of a home inspection to determine whether smoke alarms are Ionization type or photoelectric type

Inside Bedroom(s) includes rooms that could be used as sleeping areas Hardwired/Battery back-up type (Present)

Proximity of Bedroom(s) includes rooms that could be used as sleeping areas Present within 21 feet of all bedrooms, Hardwired/Battery back-up type (Present)

Centralized Alarm Centralized smoke alarm throughout the building are deferred to Condo Association

Door Bell

Front Door Bell Function (Chime heard)

Transformer location Next to furnace

Inspection Limitations / Exclusions related to electrical

Limitations/Exclusions Miscellaneous information, Some components deferred to Condo Association, Furnishings / Storage prevented access to some receptacles outlets

  • Low voltage wiring systems, including timers and sensors, are not part of this inspection.
  • Security and alarm systems are not within the scope of this inspection.
  • Evaluation of auxiliary, low voltage, electric or electronic equipment (e.g., TV, doorbell, computer, cable, lightning protection, surge protection, low voltage lighting, intercoms, site lighting, etc.,) is not performed as part of a standard home inspection.
  • Unless otherwise noted no determination is made as to whether any electrical component has the proper UL Listing. Permanently installed light fixtures made in other countries sometimes do not have the proper UL Listing indicated on them.

Plumbing

Public Utility Water Supply

House Water Supply Meter Location Meter not identified, Unit meter not identified

Main Water Shut-off Individual Unit shut-off locations (At water heater)

Water Pressure Water Pressure, PSI tested at, Not tested---deferred to Condo Association

Functional Flow Noted information below will not be repeated for individual fixtures, Adequate flow at time of inspection on both hot and cold sides

Functional flow at individual fixture locations will not be further discussed at individual fixture locations. However there is some possibility that cleaning fixture valves, screens and interior components could improve flow--at least temporarily.

Main Water Line and Protection Main Water Line (Not visible--type and size of pipe not determined)

Enters Home/Building at Deferred to Condo Association

Diameter of pipe Size not determined

Pressure regulator location None seen, but likely present given the expansion tank present

Pressure Regulator Conditions Expansion Tank (Present at Water Heater)

Expansion Tank Noted at water heater

Back-flow Valve None/Not seen, Deferred to Condo Association

No assessment of the proper function of backflow valves can be made during a standard home inspection. These valves must be inspected and tested once a year in most jurisdictions. I recommend that this valve be tested by a qualified back flow valve testing company as required.

Lawn Irrigation System Present, Deferred to Condo Association

Back Flow valves are recommended and required in some jurisdictions when lawn sprinkler systems are installed. These valves require yearly testing and maintenance and are typically located at the water meter.

  • No assessment of the proper function of backflow valves can be made during a standard home inspection. These valves must be inspected and tested once a year in most jurisdictions. I recommend that this valve be tested by a qualified back flow valve testing company as required.

Water Supply Piping Inside the Building

Water Supply Piping in the Building Most of piping not visible

CPVC Pipe Some present, based on what is visible in water heater area

Fire Suppression System Present, Deferred to Condo Association

No assessment of the proper function of backflow valves can be made during a standard home inspection. These valves must be inspected and tested once a year in most jurisdictions. I recommend that this valve be tested by a qualified back flow valve testing company as required.

  • Back Flow valves are required when fire-suppression systems are installed. These valves require yearly testing and maintenance and are typically located inside the home.

Outside Faucets

Outside Faucets General Information related to outside faucets, none seen and any present would be deferred to the Condo Association

Waste Pipe and Discharge

Public Sewer Public Sewer

It is it is not likely, sufficient water will be used during the course of the inspection that would duplicate actual use of the drainage systems of the home under all scenarios. Plugged drains are quite common in homes and the interior condition of drains can not typically be determined or predicted.

Interior Clean-out Location Main stack clean-out NOT located

Drain / Waste / Vent Piping (DWV) Most of drainage piping not visible

ABS Drain Pipes Quantities not determined

Vent Piping Plumbing Venting (Vents extended through roof)

Vent Pipe Flashings Lead type flashings

Gas Piping at Property

Gas Piping present

Black Steel & Galvanized Pipe Black Steel, Conditions (Pipe not sealed where it enters building)

Gas Meter Gas Meter Located at, south side of building, Tracer wire present, Condo Unit Meter identified (Meter for unit NOT identified)

The gas meter is typically the property of the local utility. All concerns regarding the meter should be directed to the gas utility.

  • Where the gas pipe comes out of the ground to the meter there is often a Yellow (usually) Tracer wire. This wire is not supposed to be connected to anything and is only there to assist anyone trying to locate the underground plastic pipe out to the street.
(P-7) Due Diligence:

The gas meters are all located at the south end of the building. The meters are numbered 1 through 12 and could not determine which one goes with your unit. Comparing meter numbers with numbers on your gas bill is one way to tell, but I recommend having the Condo Association provide proper identification on the meters. There is also a lot of wood debris in front of the meters that prevent safe access to the meters. Bring this to the attention of the Condo Association for cleaning this area up.

Gas Water Heater

Gas Water Heater Tank type water heater warning

Under certain conditions, hydrogen gas may be produced in a hot water system that has not been used for two weeks or more. HYDROGEN GAS IS EXPLOSIVE. If the hot water system has not been used for two weeks or more, turn on all hot water faucets and let the water flow from each for several minutes. This will release any accumulated hydrogen gas. As the gas is flammable, do not smoke or use an open flame during this time. It is a good idea to keep this in mind when getting home from vacation /traveling.

Leaking water heaters can be very costly, causing extensive property damage. Installation of a WAGS (Water and Gas Shut-off) Valve can minimize damage. These valves can be installed on any kind of water heater and require a pan under the heater and can even be used on water heaters that have pans with drains. For more information please see the following link: WAGS VALVE

Manufacturer General Electric (Rheem)

Model # PG40S09AVJ00

Serial # GELN0810Z02099

Manufacture date 2010

Years old 9

Size, number of gallons for tanks under 55 gallons 40

Gas Shut-off Gas Shut-off within 3' of heater

Drip Legs and Sediment Traps Sediment Traps (None present, This can be repaired when the HVAC contractor is at the home for other reasons if deemed necessary)

A sediment trap is located as close to the appliance as possible and is designed to filter out any small amounts of debris in the pipes that might be in the gas-stream that could clog the valves of the appliance. It is required to be located house side of the gas shut-off for the appliance.

Combustion/Dilution Air Adequate Combustion Air

It is not always possible to assess at the time of inspection whether there is adequate combustion air provided. It is my intent to report on conditions indicative of the lack of combustion air.

  • A combustion type water heater must have an adequate source of combustion air for the fuel to burn properly. An inadequate air supply may cause incomplete combustion and can produce carbon monoxide.

B-vent Chimney B-Vent connections concealed in finished/inaccessible spaces, Proper attachment to Furnace flue

Draft Hood Present and in proper position

TPRV (Temperature/Pressure Relief Valve) Testing TPRV's

A temperature and pressure relief (TPR) valve is required on all water heaters to discharge any excessive pressure within the tank.  A discharge pipe should be attached to the TPR valve and directed to a safe location away from body contact.  Newer installations must be directed to the building exterior or to an approved indoor drain receptor.  Most manufacturers suggest that homeowners test the TPR valve at least once a year by lifting the lever to ensure the valve discharges properly.  The picture to the right shows a typical top-of-tank type TPR Valve.  They may also be found on the side of the heater on some models.  I do not test these valves due to the possibility that they may leak after testing.  A leaking or inoperative TPR Valve should be replaced immediately by a licensed plumber.

Water Temperature Degrees F initially tested at (Kitchen sink), 114, Temperature not verified later during inspection

Tempering Valve Tempering Valve NOT Present but recommended.

Supply Connections Flexible Corrugated copper

Water Shut-offs Cold water shut-off present

Overflow Pan Present, Presence of drain not determined

Water Heaters located on finished floors should have trays to prevent damage from flooding. When possible it is also recommended that the tray have a drain to the exterior to prevent overflow of the tray. High water alarms can be installed to monitor trays without drains.

Drain Valve Present

Expansion Tank Noted, Water logged--replacement necessary

Expansion tanks are required to be "charged" with air to match the building water pressure or the to the requirements of the heating system to function properly. In the course of a Standard Home Inspection no determination is possible as to whether the tank is properly charged or functional at all. Have the licensed plumber verify proper charging and operation of the tank when they are at the home for other reasons. Information about Thermal Expansion

Seismic Strapping present

(P-14) Repair:

It was noted that there is some sort of drain with air gap that terminates at the laundry drain area. It should be verified this is NOT the drain from the water heater TPRV. If it is from the water heater, it would mean the drain runs up hill trapping water against the valve. Water trapped against the valve can lead to failure of the valve to provide protection against temperature and pressure build-up in the tank. It may also be a drain for the unit above but that would seem inappropriate as it may violate fire-separation requirements. I recommend evaluation/repairs by a licensed plumber. I also recommend if it is discovered the installation is improper, it should be brought to the attention of the Condo Association as the issue may be duplicated throughout the buildings for other units.

(P-15) Monitor:

At 9 years old, the water heater should be considered approaching the end of its expected life and failure could happen at any time. Budgeting for replacement is advised.

(P-16) Improve:

The water heater has no sediment trap on the gas line. This can be repaired in the context of replacement of the water heater.

(P-17) Repair:

The expansion tank at the water heater has failed (as indicated by water coming out the Schrader Valve when tested). No water should come out of the Schrader valve when the tank is functional. Depressurized, the system will not adjust for pressure changes when water is heated and damage to the plumbing system can occur. I recommend evaluation/replacement of the tank by a licensed plumber.

Water Temperature Control

Protection From Bacteria and Scalding General Information regarding Storage Tank Water Heating Systems

Having plenty of hot water is not just a convenience, it is considered a necessity in modern homes. However, there are competing concerns related to having plenty of hot water. On the one hand we want to prevent scalding. On the other hand it is a good idea to keep water hot enough to prevent water-borne bacteria from flourishing. It is actually quite complicated to accomplish both goals with storage-tank type water heaters.

  • This is further complicated by Washington State Home Inspector Standards of practice that require us to report when the tested water temperature is above 120 degrees Fahrenheit (including a statement that the generally accepted safe temperature is 120 degrees Fahrenheit). Another complication is that some dishwashers do not have integral water heaters and prefer much hotter water coming to it from the primary water heater.
  • This information however only address one of the safety concerns--and can actually make the other concern worse. Temperature below 120 degrees Fahrenheit is considered ideal for the growth of harmful bacteria inside the tank--such as Legionella. Keeping the tank temperature between 135 and 140 degrees Fahrenheit can greatly reduce the risk of growing bacteria in the tank but is not a guarantee. For example, Legionella Bacteria can survive extreme hot water and chemical treatment by forming a parasitic relationship with amoebae that are not affected by these treatments. While rare, it is still considered prudent, given the current state of knowledge, to maintain the tank water temperature between 135 and 140 degrees Fahrenheit to at least provide some degree of protection.
  • While "generally-healthy-people" are fairly resistant to infection, some patient populations (organ transplants, diabetes, cancers, kidney disease etc), immunocompromised persons, heavy smokers, heavy drinkers, the elderly and infants can be expected to have higher death rates or incidence of more severe illness if the bacteria is present in sufficient numbers. Some authorities assert that an increase in incidence can be expected with an increased focus on conserving energy (lowering the thermostat on the water heater). The science around all of this is ongoing and new information should be anticipated.

But what about scalding?

Preventing scalding requires a multifaceted approach.

  1. We must resort to good sense: • Never leave a child or the infirm alone while drawing water in a bathtub, and check the water temperature before putting your child or the infirm in the tub. • Test the water temperature before bathing or showering. • Turn the cold water on first, then add hot water until the temperature is comfortable. • Teach children to turn the cold water on first, and the hot water off first.
  2. Provide a mechanical means (Thermostatic mixing valve) of lowering the temperature to below 120 degrees Fahrenheit at either the points of use or at the water heater itself to protect the whole house. Because these devices can fail, we must always keep #1 in mind.

For additional information on this issue please check out the links below:

Thermostatic mixing valves:

  • Thermostatic mixing valves located at the water heater are designed to reduce hot water temperatures in the tank to levels considered safe at points of use (sinks tubs etc). They can be adjusted and should be periodically checked to verify function. These valves are desirable so that tank temperatures can be maintained high enough to limit bacteria growth inside the water heater while at the same time providing water a safe temperatures where desired.

Yard Irrigation Systems

The System location Present, Deferred to Condo Association

Yard/Lawn irrigation systems are not included in a Standard Home Inspection. These systems can be inspected at an additional cost, but are otherwise excluded. Typically I do check to make sure back-blow valves are in place and will note implications of observed defects in relation to components that are covered by this inspection. For more information about back-flow valves see: Backflow Valve Information, Backflow Preventers

  • I recommend obtaining all pertinent information about operation and maintenance of the lawn irrigation system.

Fire Suppression System

The System location Present, Deferred to Condo Association

Fire suppression systems are not included in a Standard Home Inspection. These systems can be inspected at an additional cost, but are otherwise excluded. Typically I do check to make sure back-blow valves are in place and will note implications of observed defects in relation to components that are covered by this inspection (such as broken sprinkler heads and obvious leaking).

  • It is recommended that suppression systems be tested according to the manufacturer's testing recommendations.
  • Make sure you obtain all necessary information regarding proper maintenance of the fire suppression system.

I recommend obtaining all pertinent information about operation and maintenance of the fire suppression system.

(P-22) Repair:

It was noted there is no seal around the sprinkler head in the furnace area and likely represents missing fire-blocking. I recommend evaluation/repairs by a qualified party.

Inspection Limitations / Exclusions Related to Plumbing

Limitations and Exclusions Water meter (Water meter not located), Back-flow valves (Back-flow valve compartment not located, Back-flow valves are not inspected), Supply pipes (Type of water supply pipes in walls not determined), Some components deferred to Condo Association, Water pressure not taken, The adequacy of the domestic hot water supply or temperatures was not determined., Main plumbing drain clean-out not located

Heating, Cooling

Mid Efficiency Gas Furnace

Mid Efficiency Gas Furnace Location General Information, furnace and water heater closet in entryway

The life expectancy of a mid efficiency gas furnace is approximately 20 to 25 years. This figure can vary widely depending on many factors. All such furnaces from this time period should be considered past there useful life and should be replaced for safety and efficiency reasons.

  • The “heart” of a furnace is a metal chamber referred to as a heat exchanger. All or most areas of the heat exchanger are not readily accessible or visible to a home inspector. Therefore, assessment of a furnace is limited to external and operational conditions. The older the unit, the greater the probability of failure. A thorough inspection by a qualified HVAC contractor is advised for a full evaluation of heat exchanger conditions, particularly when the unit is beyond its expected useful life.

Manufacturer Trane / American Standard

Model # TUE040A924L0

Serial # Z32426J1G

Manufacture Date 2003

Years old 16

BTU's Up-flow Furnace BTU input/output/efficiency, 40,000 btu's

Sediment Traps & Drip Legs Sediment Traps

Function Unit appeared to operate normally, using thermostat controls

Condition/Access Access to heating unit (Accessible)

Combustion/Dilution Air High and low air intakes into furnace area are present

It is not always possible to assess at the time of inspection whether there is adequate combustion air provided. It is my intent to report on conditions indicative of the lack of combustion air.

A combustion type furnace must have an adequate source of combustion air for the fuel to burn properly. An inadequate air supply may cause incomplete combustion and can produce carbon monoxide. This unit appeared to have adequate combustion/dilution air.

Vent Connector B-Vent Connector

B-vent Chimney B-Vent connections concealed in finished/inaccessible spaces

Filter at Plenum under furnace

Electrical Shut-off Switch (Next to furnace)

Appliance Gas Shut-off Present--within 6' of furnace

Thermostat at Programmable type, hallway

(HC-3) Improve:

A "sediment" trap is located as close to the appliance as possible and is designed to filter out any small amounts of debris in the pipes that might be in the gas-stream that could clog the valves of the appliance. It is required to be located house side of the gas shut-off for the appliance. The "sediment trap" installed on this unit is actually configured like a "drip leg" and likely does not pose an issue at this time, and repairs is recommended in the context of a furnace replacement or as deemed necessary by a licensed HVAC contractor. Discuss with contractor in the context of servicing of the unit.

(HC-4) Improve:

Given the water heater and the furnace get their combustion/dilution air via high and lower air vents into and out of the space, I consider it prudent to weather-strip the door to the equipment to improve energy efficiency. Also verification that the openings to these air ducts are properly clear is also recommended. They may terminate in the attic. Discuss with Condo Association to your satisfaction.

(HC-5) Repair:

The B-vent chimney is shared with the lower unit and the upper unit and is the common chimney for the water heaters and furnaces of all three units. This common vent would likely be deferred to the Condo Association or involve the other units for any alterations or repairs.

(HC-6) Repair:

The furnace compartment covers are not properly installed. They may not be adjusted properly to install properly. The bottom panel should hook over the flange in the middle and the upper cover should fit on top of it. I recommend evaluation/repairs by the licensed HVAC contractor in the context of servicing of the unit.

Heating and Cooling Distribution

Distribution Heat noted at all registers during operation of furnace in heating mode

Heating/Cooling Overview Heating units

The inspection of a ducted heating system is primarily focused on whether heat is being delivered to the various locations throughout the home.  Register temperatures will be taken by infrared camera to find significant differences in temperatures delivered but it must be kept in mind these measurements are "relative" and not exact due to the way infrared sees surface temperature.  Temperatures will be skewed by the type of register surface, the distance from the surface as well as velocity of air at the register.  While measuring air temperature with a thermometer would be a more accurate way to test the temperature, this takes considerably more time and would not typically result in significant improvement of the information designed to verify heat is being delivered to the locations.  This also does not provide any indication as to how the system will function when it is really cold out, unless it happened to be very cold at the time of inspection.  It also cannot therefor determine whether the system is too small or too big.  All of these questions are best directed to a licensed HVAC contractor in the context of your due diligence.

Ductwork Ductwork Information, Ductwork concealed--mostly not visible

Ductwork Interiors: It is typically not possible to evaluate the interior of ductwork as to condition or the presence of detrimental materials or other conditions. Hidden conditions can include evidence of rodent and/or other vermin activity, dust/debris, water, vegetation, tobacco smoke etc.

Is Duct Cleaning Really Necessary?

Duct Cleaning Is duct cleaning necessary?

Heating ducts can accumulate dust over time. Under most conditions, where filters are properly maintained, cleaning of ductwork is discouraged. Properly cleaning ductwork is more complicated than merely hiring a duct cleaning contractor and having the ducts "cleaned." Standard cleaning protocols can result in introducing more dirt particles into the indoor environment than would occur had the ducts been left alone. There is significant evidence to support the idea that the dust inside ductwork actually acts as a filter itself to promote clean air in the home. Obviously if the ductwork becomes contaminated with toxic chemicals, or have been flooded etc will need to be cleaned and/or possibly be replaced. Ductwork must be adequately protected from dust during remodeling activities and if this is not done the ductwork will likely require cleaning and/or replacement. For more information on the pros and cons of duct cleaning please see: Is Duct Cleaning Really Necessary?

Air Change

Air Change System Missing in Newer Home

Whole-house air exchangers for cool climates helps reduce excess moisture problems -- like condensation on windows -- that contribute to Mold/Fungal Growth. This is especially true of HRV's that also filter the air as well.  It’s the same principle as using your bathroom exhaust fan to remove moisture created by running the shower. For more information see the following link: Home Ventilation

Integrated with Laundry or Bathroom Exhaust Fan Integrated with Laundry Exhaust Fan (Not found, Air intake location, Air intake at individual window vents, Most openings covered at time of inspection)

Many homes built since the early 90's have windows with air inlet vents that allow controlled entry of fresh air into the home usually in conjunction with mechanical ventilation fans on timers. These opening clog with lint/debris overtime and must be periodically cleaned/maintained.

(HC-11) Repair:

At the time the home was built some method of whole house ventilation would have been required.  Lack of installation may be an oversight.  I recommend further evaluation as desired.  Sometimes these are incorporated on timers installed on bathroom or laundry room exhaust fans.  It is possible I missed the timer location or it was hidden.  The fan in the laundry of this unit is of a size typically associated with the whole house exhaust system and installing a timer at the switch location is recommended. Given that other units would all likely have the same arrangement, discussing this with the Association might be helpful---or they may all be the same.

Inspection Limitations / Exclusions Related to Heating/Cooling

Limitations and Exclusions Determination of heating or cooling system adequacy is beyond the scope of this inspection., Thermostats are not checked for accuracy or timed functions.

Windows

Windows

Safety Glazing in the Home What about Safety Glass?

While determining the presence of "Safety Glazing" in the home is beyond the Standards of Practice, I endeavor to identify safety glazing when possible to improve safety. In this report Safety Glazing is generically used to refer to any of the types of safety glazing including "Laminated Safety Glass", "Tempered Safety Glass" etc. The requirements for safety glazing in homes has changed over the years and varies from jurisdiction to jurisdiction. Questions of the appropriateness or lack of safety glazing in this home should be addressed to the local building department.

General Window Information Condos

No determination is made as to whether the unit owner is responsible for the Unit's windows or whether they are the responsibility of the Condo Association.

Styles of windows Fixed (picture), Slider

Vinyl Windows Window air inlet vents present (atmospheric balancing), Double pane glass

Limitations/Exclusions Related to Doors and Windows

Limitations/Exclusions Some components deferred to Condo Association, Restrictions (Screens can limit inspection of windows from exterior, Blinds can limit inspection of windows from interior)

Doors

Front Entryway Door

Home Security How secure are your doors?

The "Security" of any home is never absolute. At the time of inspection I assess the "basic functionality" of door and window locking mechanisms. No assessment of the individual or overall effectiveness of security is implied. Glass, frames, locks and other elements can be prone to "tampering" and are "limiting factors" of locking mechanisms/systems. All security devices and systems must be balanced against the ease of escape in the event of emergency. Concerns about the home's overall security system should be addressed by a licensed home security company.

Front Entryway Door Door is primary egress door 36" by 6'-8" minimum

Door Construction Steel/Metal-Insulated

Conditions Conditions consistent with age and use

Weather-Stripping Present on top and sides, Type of weather-stripping (Foam Compression Type Weather Strip), Bottom of door weather-stripping (Weather-stripping is present on bottom of door)

Hinges No defects noted

Lockset & Security Mechanisms Functioned under test, Dead Bolt (Present), Security Mechanisms adequate when dead-bolt is used, Security compromised (Security pin enters strike plate Condo, Latch can be "credit-carded" to gain entry if dead-bolt is not used)

(D-2) Repair:

It is very common in Condo Buildings for the lock-set security pins to enter the strike plate hole as it does to the door to the furnace room and the electrical utility room and fire-suppression equipment room.  When this happens the door can be unlocked from the outside with a knife or credit card.  The strike plates should be adjusted toward the part of the jamb that the door closes against to make the door more secure.  I recommend for safety that this be brought to the attention of the Condo Association for repairs by a qualified door installation company or other qualified repair person.  In some cases a security guard is necessary and can be installed over the latch to improve security. In this case, even with the handset locked and the pin depressed the strike bolt still depresses and is consistent with a broken lock-set. Replacement of the lock-set by a qualified party is recommended.

Deck Door

Door Construction Steel/Metal-Insulated

Conditions Conditions consistent with age and use

Weather-Stripping Present on top and sides, Type of weather-stripping (Foam Compression Type Weather Strip, Door does not close tight against weather-stripping--day-light shows, Ghosting/stains typical of air intrusion), Bottom of door weather-stripping (Weather-stripping is present on bottom of door)

Ghosting from air leakage at weather-stripping around the door is consistent with door not closing tightly against the weather-stripping and is indicative of a place of air leakage when the house is under negative and/or positive pressure.

Hinges No defects noted

Lockset & Security Mechanisms Functioned under test, Dead Bolt (Does not operate properly--pairs necessary)

Glass in Door Double Pane Glass, Safety Glazing (Safety glass "etching" present)

(D-4) Repair:

At the deck door there is evidence of air movement between the door and the weather-stripping consistent with the door not making adequate contact with the weather-stripping.  I recommend adjustments to the strike plate to force the door to make better contact with the weather-stripping to improve the energy efficiency of the home.    I recommend evaluation/repairs by a qualified party.

Interior Doors

Interior Doors Required minimum1/2"-5/8" clearance under interior doors for proper function of exhaust fans (Not adequate)

For proper function of the furnace there must be sufficient air flow for the air entering at the heat registers to be able to flow to the furnace air return. When carpeting, etc. interfere with this flow, I recommend that homeowner/handyperson cut off the bottom of the door to allow for a minimum of 3/4".

Styles of Doors Raised Panel

Conditions Doors noted binding on jambs noted at, Hallway bathroom

Door Stops Present at some locations

Bi-fold Doors Present at some locations

(D-5) Repair:

Rooms with exhaust fans, such as bathrooms and laundry rooms, require adequate clearances under doors into those rooms to allow for proper function of the fans.  Current clearances under the laundry room door are not adequate for operation of the dryer or the exhaust fan.  I recommend that a qualified party shorten the doors to allow for proper air flow.  A vent transom over the top of the door would be considered an even better solution.

(D-7) Repair:

The hallway bathroom door binds on the side jamb.  I recommend proper adjustments by a qualified party to allow for proper operation of the door.  Sticking doors can prevent rapid egress through the door when necessary.

Limitations/Exclusions Related to Doors

Limitations/Exclusions Some components deferred to Condo Association

Interiors

Global Interior Information

Information related to Interiors of the building Things that make the inspection difficult

The items listed below were present at the time of inspection. These items can conceal damage to walls/floors. Concealed defects are not within the scope of the home inspection. Some of these conditions may only become apparent in the course of remodeling or other more invasive investigations. Carpeting, Area Rugs, Furnishings, Built-in Cabinets, Appliances, Storage Items, Curtains/Blinds, Mirrors, etc.

Indoor Air Quality IAQ Info

All houses are potentially subject to indoor air quality concerns due to numerous factors such as improper venting systems, out-gassing from construction materials, etc. Air quality can also be adversely affected by the growth of molds, fungi and other microorganisms – most are the result of adverse moisture conditions. A home inspection does not include assessment of potential health or environmental contaminants or allergens. If leakage occurs or detrimental moisture conditions exist or develop the possibility of potentially harmful contaminants exists and therefore should be immediately addressed. For air quality evaluations, a qualified testing firm should be contacted.

Combustion/Dilution Air This home has appliances that need air.

All combustion appliances require air for proper combustion. Homes with inadequate means of introducing air for these combustion appliances are at risk of the build-up of harmful combustion by-products and back-drafting of the exhaust from these systems. Other mechanical exhaust fans can also compete for intake air and complicate the problem. Assurances are warranted that there is adequate sources of makeup air for both combustion appliances and exhaust fans.

General Floor Conditions Floors typical of age/use/type of construction

Generally, throughout the home (including bathrooms, kitchen, laundry etc) the floors have some mechanical damage and wear consistent with age and use. Concerns that warrant additional mention, if any, will be described in more detail in the flooring section of the individual rooms below.

General Wall and Ceiling Conditions Walls and ceilings have conditions consistent with age, type of construction and use

Generally, throughout the home (including bathrooms, kitchen, laundry etc) the walls and ceilings have some drywall tape joints, and some painting/repair/touch up noted typical of most drywall installations. Concerns that warrant additional mention, if any, will be described in more detail in the walls & ceiling sections of the individual rooms below or in the narrative portion of the report.

Limitations to Inspection of Interior Furnishing/Storage limited inspection, Blinds and curtains limited inspection of windows, No comments are offered on cosmetic finishes.

Fireplaces / Stoves

Gas Fireplace

Gas Fireplace Fireplace not for use with wood/solid fuels, Lighting & Maintenance instructions (Present), Function (Unit appeared to function using normal controls)

Gas Shut-off Gas shut-off valve (Valve is present), Remote (key type, within 6' of unit in same room) (Key behind access panel at time of inspection, Gas valve keys should not be left in place to prevent tampering with by children etc.)

Unit Gas Controls Unit gas valve/controls

Possible gas line leaks or defects should be corrected immediately. Each gas appliance should have a gas shut off located in the same room/area as the unit.

Vent Direct vent, Metal Concentric Pipe, vent through roof through chase with five other units

Glass Doors/Operating Controls/Instructions Air-tight type glass panel, Lighting/maintenance instructions (Present under unit)

Blower none present

(FS-2) Efficiency:

There is no blower installed on the fireplace.  This is common.  I recommend adding fan.  The life expectancy of these units is much greater when used in conjunction with the fan component.  Consult with manufacturer of unit and/or licensed fireplace installation company.

(FS-3) Repair:

6 of the unit's gas fireplaces vent up through a common chase. All of these structures are deferred to the Condo Association and hidden concerns may exist.

Main Living Room Area(s)

Main Living Area Floors

Floor Coverings General Information No significant defects noted

Carpet Present, Conditions related to floor coverings (Some Stains/Wear present on carpet (consistent with age of carpet))

Stone/Tile Entryway only

Main Living Area Walls and Ceilings

Drywall Present

NE Bedroom Walls and Ceilings

Drywall Present

Main Living Area Heat

Room Heat Forced Air (Rise in temperature noted during operation of heating system)

Master Bedroom

Escape and Rescue openings

Escape and Rescue and Habitability Requirements for Sleeping Rooms Current safety guidelines

Require bedroom windows that are used to meet secondary escape and rescue requirements, meet certain size parameters. Not only are they required to be a "minimum" of 24" high and a "minimum" of 20" wide, these minimum dimensions will vary depending on how tall or wide the window opening is as well as whether the window is at grade or at upper levels of the home. There must also be a minimum of 5 sq ft of "net opening" for windows at grade (5.7 sq ft at higher floor levels). The bottom of the window opening must also not be more than 44" above the floor as well. Upgrading older windows to meet current standards is recommended--especially when replacing the windows.

Bedroom Escape and Rescue Openings Escape & Rescue (window present)

Room Floors

Carpet Present

Room Walls/Ceilings

Wall and Ceiling General Information Normal Cracks

Some cracks in wall and ceiling finishes can result from normal building settlement or drywall shrinkage. "Nail popping" is common in most homes with drywall. These types of flaws can generally be easily patched--and tend to re-appear over time. While the inspector may comment on such flaws, cosmetic issues are not the focus of the inspection.

Drywall Present

Room Closets

Bedroom Closet Present

(MB1-3) Repair:

All of the closets in the unit have wire-frame type shelving and they are often poorly installed and can collapse under weight if supports are not anchored into framing behind the drywall. I could not determine this at the time of inspection. Care should be taken with how much weight is put on these structures and verification of proper supports is recommended.

Heat

Room Heat Forced Air (Rise in temperature noted during operation of heating system)

SE Bedroom

Escape and Rescue openings

Bedroom Escape and Rescue Openings Escape & Rescue (window present)

Room Floors

Carpet Present

Room Walls/Ceilings

Drywall Present

Room Closets

Bedroom Closet Present

Heat

Room Heat Forced Air (Rise in temperature noted during operation of heating system)

Master Bathroom

Bathroom Floors

Tile/Stone Tile

Bathroom Walls and Ceilings

Drywall Present

Sinks and Cabinets and Accessories

Sinks Left sink, Type of sink (Mineral composite), Right sink, (mineral composite)

Flow of water Flow apparent

Sink Drainage Sink drained

Countertops Stone

Backsplash/Mirrors Back Splash (Same as countertops), Mirror, no determination made as to whether mirror stays with property

Cabinets Painted Wood/Laminate Cabinets, Euro-Style Hinges (Euro-Style hinges are prone to loosening, and need to be tightened periodically.)

Accessories Towel bars/hooks present, Toilet Paper holder present

Bathtub and Enclosure

Bathtub and/or Bathtub/Shower Acrylic/Fiberglas type tub/shower unit (One-Piece)

Acrylic, fiberglass and other resin-based pre-fab bathtub units are subject to damage with normal use or improper maintenance. Surfaces may become scratched, discolored and/or difficult to clean. Cracks can also develop. These may not be readily visible; and may open up depending on shower usage. Check periodically for damage and resultant leakage.

Tub Drainage Water drained

Flow of water at Tub Water flowed, Fill spout penetration's caulk/sealant missing

Curtain/Glass Curtain Rod (Present)

(MB-2) Repair:

Proper caulking, by homeowner/handyperson, around the tub-fill spout of the Hallway and Master Bathroom is recommended to prevent water from getting into the wall/floor structures.

Toilet

Toilets Flushed properly at time of inspection, Flow of water to toilet (Flow apparent, Water shut-off present)

Bowl floor around toilet checked with a moisture meter, Caulked to floor

When applicable (not installed on concrete) floors around toilets are checked with a moisture meter.

Bathroom Ventilation

Bathroom exhaust fan Toilet Area Vent Fan, Components/Condition/Function (Fan turns on, Fan does not appear to draw air)

Ducting Conditions (Vent pipe not visible)

Vent Termination Vent termination Deferred to Condo Association

Bathroom exhaust fan #2 Shower Area Vent Fan, Components/Condition/Function (Fan turns on, Fan does not appear to draw air)

The typical test to see if a fan in pulling air from the room is done by placing a tissue on the fan grille when it is running. If it will not hold the tissue under test the unit is not functioning properly and further evaluation and repairs is recommended. A second method of testing involves seeing if during operation of the fan enough negative pressure is created for their to be air movement under the closed bathroom door. This can also be tested with tissue paper. These are both very limited types of tests.

Ducting Conditions (Vent pipe not visible)

Vent Termination Vent termination Deferred to Condo Association

(MB-4) Repair:

The two exhaust fans in the Master Bathroom do not appear to move any air from the room.  This is indicative of some sort of restriction in the vents or failure of the units or possibly due to inadequate clearances between the bottom of the door and the carpet.  Replacement of the unit may be necessary.  I recommend evaluation/repairs by qualified repair person.

Heat

Room Heat Forced Air (Rise in temperature noted during operation of heating system)

Limitations/Exclusions Related to Bathroom

Limitations/Exclusions Sink and Tub overflows are not tested.

Hallway Bathroom

Bathroom Floors

Tile/Stone Tile

Bathroom Walls and Ceilings

Drywall Present

Sinks and Cabinets and Accessories

Sinks Type of sink, Composite mineral

Flow of water Flow apparent, Water shut-offs present

Sink Drainage Sink drained

Countertops Stone

Backsplash/Mirrors Back Splash (Same as countertops), no determination made as to whether mirror stays with property

Cabinets Painted Wood/Laminate Cabinets

Accessories Towel bars/hooks present, Toilet Paper holder present

Bathtub and Enclosure

Bathtub and/or Bathtub/Shower Acrylic/Fiberglas type tub/shower unit (One-Piece)

Acrylic, fiberglass and other resin-based pre-fab bathtub units are subject to damage with normal use or improper maintenance. Surfaces may become scratched, discolored and/or difficult to clean. Cracks can also develop. These may not be readily visible; and may open up depending on shower usage. Check periodically for damage and resultant leakage.

Tub Drainage Water drained

Flow of water at Tub Water flowed, Flow of water at shower (Water flowed)

Curtain/Glass Curtain Rod (Present)

Toilet

Toilets Flushed properly at time of inspection

Tank no defects noted

Bowl Caulked to floor, floor around toilet checked with a moisture meter

When applicable (not installed on concrete) floors around toilets are checked with a moisture meter.

Bidet

Bidet Flow of water to Bidet

Urinal

Urinal Flow of water to Urinal

Bathroom Ventilation

Bathroom exhaust fan Shower Area Vent Fan, Components/Condition/Function (Fan turns on, Air movement noted under door with fan running)

The typical test to see if a fan in pulling air from the room is done by placing a tissue on the fan grille when it is running. If it will not hold the tissue under test the unit is not functioning properly and further evaluation and repairs is recommended. A second method of testing involves seeing if during operation of the fan enough negative pressure is created for their to be air movement under the closed bathroom door. This can also be tested with tissue paper. These are both very limited types of tests.

Ducting Conditions (Vent pipe not visible)

Vent Termination Vent termination Deferred to Condo Association

Heat

Room Heat Forced Air (Rise in temperature noted during operation of heating system)

Limitations/Exclusions Related to Bathroom

Limitations/Exclusions Towels and/or bathmats placed on tub surfaces can conceal damage, Sink and Tub overflows are not tested.

Mold or what looks like mold related to bathroom

Fungal/Microbial growth/stains on surfaces Small amounts--moisture levels "currently" below what is considered conducive for continued growth

Kitchen

Kitchen Floors

Wood Unidentified type Laminate

Kitchen Walls and Ceilings

Drywall Present

Kitchen Cabinets/Countertops

Countertops Type of countertop (Stone)

Backsplash Tile

Cabinets Painted Wood/Laminate Cabinets

Kitchen Sinks

Sink Stainless Steel, Sink caulked to countertop in readily visible areas, Single bowl, Spray Wand (Switched modes normally), Soap Dispenser (Presence of soap container not determined, Function not determined)

Kitchen Sink Water Flow Water flowed, Water shut-offs (present)

Kitchen Sink Drainage Sink Drained

Dishwasher

Manufacturer Whirlpool

Model # WDF510PAYWA

Serial # F35023286

Manufacture Date 2013

Years old 6

Air Gap "High Loop" present

Function/Testing Turned on, run through "full" cycle

Secured in Opening Straps attached under countertop

Electrical connection Electrical disconnect at Remote Distribution Panel (Sub-Panel), "Lockout device" is present on breaker

Dishwasher Drain Terminates At Garbage disposer

Conditions/Water Shut-off Water shut-off valve (Present under sink cabinet)

Disposal

Manufacturer Insinkerator

Model # Supreme SS-, Number hard to read--should be verified

Serial # 180831------, Number hard to read--should be verified

Manufacture Date 2018

Years old 1

Function/Testing Unit operated, using switch

Electrical connection Proper power cord (with plug-in electrical disconnect)

Drain guard Present

Range

Manufacturer White Consolidated Industries (Frigidaire) (Sears/Kenmore)

Model # 790.73032315

Serial # VF63532687

Manufacture Date 2016

Years old 3

Function/Testing Components heated-up using normal controls, Burner function (All Burners operated normally), NONE

Ranges are only inspected as to basic function---do they turn off and on. How well the perform is not possible in the context of a standard home inspection. Each users experience can be different. Ranges often have issues with noting being level/plumb, oven lights, door gaskets, scorching around gaskets, broken door glass, inadequate/broken door springs, missing shelves/racks, loose/broken door and/or drawer pulls, non-functional indicator lights, non-functional timers, mechanical damage etc. Some of these things may be discussed in the Narrative portion of this report.

Gas Range Gas Shut-off (Gas Shut-Off NOT located--may be behind unit, Gas Shut-Off NOT located), Re-ignition function (Did not re-light with flame blown out)

Jurisdictions vary on what is considered "accessible" regarding the gas shut-off for the range.  I do not consider the shut-off being behind the range as being accessible and recommend re-location of the shut-off to an adjacent cabinet for ease of access.  I recommend verifying that the shut-off is currently installed in an "approved" location.  If it is, I still recommend a more accessible installation as an upgrade.  If it is not, I recommend proper repairs by qualified plumber.

Conditions Anti-Tipping Device NOT Installed/Is necessary

(K1-3) Repair:

Many modern gas ranges/cooktops have auto-relight functions for the burners.  In the event that a gust of wind were to blow out the flame---especially when adjusted very low---the relight function allows the burner to relight itself for safety.  This particular unit does not appear to have that function and no determination is made as to whether it can be added or not.  Upgrade/modify as desired.  I recommend evaluation/repairs and/or replacement as deemed necessary by a qualified party.

(K1-4) Repair:

For safety, I recommend  installation of the anti-tip device on the range by a qualified party. 

Refrigerator

Manufacturer Samsung

Model # RF220NCTASR

Serial # Serial # NOT determined

Manufacture Date 2018

Years old 1

Refrigerator Temperature Verify proper temperature

Maintaining proper temperatures inside of refrigerators/freezers can be difficult.  Obtaining thermometers to place in refrigerators and freezers to continually monitor interior temperatures is recommended for food safety.  When the temperature of the refrigerator compartment is above 38 degrees F, the setting should be lowered for the safe keeping of food. When the temperature of the freezer compartment is above 5 degrees F, the setting should be lowered for the safe keeping of food.

Ice Maker No Ice Cubes present--function not determined

Microwave/Hood

Manufacturer White Consolidated Industries (Frigidaire) (Sears/Kenmore)

Model # 790.80322310

Serial # KG61254383

Manufacture Date 2016

Years old 3

Exhaust Fan Re-circulating (vents to interior), Some means of mechanical ventilation is required by modern standards

Electrical Connection "Plug-in" electrical disconnect in adjacent cabinet

Condition/Function Heated wet paper towel at 20 seconds, Turn Table (rotated), Grease Screens (Are present)

(K1-6) Repair:

Modern kitchens require some means of mechanical ventilation--venting the hood to the exterior is an easy way to comply with these requirements. At the time this building was constructed, some means of mechanical ventilation for the kitchen was likely required, this is especially important for gas ranges. I recommend a qualified party install a proper vent to the exterior for the range hood.

Kitchen Heat

Room Heat Forced Air (Rise in temperature noted during operation of heating system)

Limitations/Exclusions Related to Kitchen

Limitations/Exclusions General Information, Restrictions (Some appliances not inspected or only partially inspected, Refrigerator(s), Dishwasher(s), Disposer(s), Microwave(s), Range(s))

Evidence of past leaks under kitchen sinks is common. While I endeavor to verify current leaks at the time of inspection sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection. Monitoring of moisture conditions under sinks should be a normal part of routine home maintenance.

  • Appliances are not moved during the inspection.
  • Dishes and other kitchen storage items can limit inspection of cabinets and countertops. These areas should be reviewed during a final walk-through.
  • Oven self-cleaning operation, timers, and thermostat accuracy are not tested.
  • Refrigerators, freezers, water dispensers, and ice makers are not tested.

Laundry

Laundry Floors

Vinyl/Vinyl Panels Sheet

Laundry Walls and Ceilings

Drywall Present

Dryer

Dryer GENERAL DRYER SAFETY INFORMATION & RECOMMENDATIONS

Dryer exhaust ducts should be independent of all other systems, should convey the moisture to the outdoors, should terminate on the outside of the building in accordance with the manufacturer’s installation instructions and should be equipped with a back-draft damper. 

  • Exhaust ducts (from the Laundry Room wall to the point of termination at the exterior) should be constructed of rigid metal ducts, having smooth interior surfaces with joints running in the direction of air flow. Screens should not be installed at the duct termination. Exhaust ducts should not be connected with sheet-metal screws or any means which extend into the duct. (Screens and screws can trap lint.)
  •  Every dryer should have a screen filter to help keep dryer lint from entering the vent pipe itself.  This filter must be maintained clean at all times and clogging this screen will result in increased drying time as well be a fire hazard.  Some fabric softeners, sheet or liquid types, also clog these screens and air flow is reduced even when the screen "looks" clean.  Avoiding these products is recommended and using more natural alternatives is a possibility.
  • The short piece of duct that connects the dryer to the pipe that runs to the exterior of the building is called the dryer transition duct or connector.  This connector is required to be UL-2158A listed and be constructed of smooth wall metal, corrugated metal, or foil types that are UL-2158A listed.  Dryer manufacturers do not recommend foil type connectors, and most “common” foil type air connectors do not meet the required standard.  Under extreme heat (during field testing) aluminum ducts of all kinds do poorly as connectors (even when UL-2158A listed), but the common foil types perform much worse and should never be used as transition duct.  All of these types of transition ducts are extremely vulnerable to mechanical damage, which results in either leaks or restriction of air flow.  There is one foil type dryer transition duct, that exceeds UL-2158A standard that holds up much better under extreme heat than either smooth wall metal or corrugated metal and is the one I recommend as best practice.  DryerFlex™ type of transition connector typically cannot be purchased from your local big-box stores and is sold by duct cleaning and maintenance companies--or can be ordered on line.
  • Regardless of code or UL listing, he National Fire Prevention Association (NFPA) recommend only rigid metal or corrugated metal transition duct be used. NFPA Dryer Safety Tips
  • Given dryers are one of the most common causes of household fires, I consider it prudent to use the best transition duct possible and to keep the vent system and dryer itself as free of lint build-up as possible.  Annual professional cleaning is recommended.

Manufacturer Samsung

Model # DVE52M7750W/A3

Serial # 0ARY5BBK104079L

Manufacture Date 2018

Years old 1

Electric Dryer 240 Volt Dryer Outlet

Transition Duct (Dryer to permanent vent pipe) Smooth wall metal vent pipe, Corrugated metal duct

Ducting (from transition duct to exterior) Vent pipe from Transition Duct to point of termination at Exterior, Conditions (Type of pipe not determined)

Dryer vent pipe requirements for any particular brand of dryer cannot usually be determined during a typical home inspection. All dryer manufacturers have maximum lengths of runs and those lengths can be greatly reduced by whether the vent pipe is vertical or horizontal, how many elbows the run has and even the type of termination cap. All new or replacement installations should verify that any piping already in place meets the requirements of the specific dryer manufacturer and modified as deemed necessary by the appliance installer per manufacturer's installation instructions.

Vent Termination Venting to exterior at, entryway, Vent termination Deferred to Condo Association

(L-3) Repair:

Usually the maintenance of vent terminations at the exterior of the building is the responsibility of the Condo Association.  Problems with these caps is common---especially with the dryer caps as many are high off the ground and difficult to get too.  I recommend verifying with the Condo Association that there is a maintenance schedule in place for cleaning/inspecting/maintaining these vent caps on at least an annual basis.  Such work on roofs should only be performed by person qualified and trained to work on roofs.

Washer

Washer Did not operate Washer

Manufacturer Samsung

Model # WA52M7750AW/A4

Serial # 0EPT5DEJB00605V

Manufacture Date 2017

Years old 2

Electrical connections 120 Volt Washer Outlet, Not AFCI/GFCI protected

Water Supply Water shut-off's present, Rubber Hoses, Stainless steel jacketed hoses

Drains Into Stand Pipe

Washing machine drain lines can be difficult (if not impossible) to fully assess in the context of a Standard Home Inspection.  Back-ups and clogging of these drains is very common.  Sometimes the drain only backs up after two or three loads and appears to drain satisfactorily with  only occasional loads of laundry.  Monitoring of these drains while using the washer is encouraged until a realistic level of confidence about the drains functionality can be determined.  Water coming out of the drain indicated poor drainage and should be further evaluated by a qualified plumber.

Leak Tray under Washer Overflow tray/drain NOT present but recommended/necessary

(L-4) Repair:

Rubber hoses on washing machines are under constant pressure and are at risk of spontaneous rupture.  Consider upgrading these hoses to newer stainless steel jacketed type with flood-stop devices; monitor existing hoses frequently. In this case only one of the hoses is rubber type.

(L-6) Repair:

Washing machines located on finished floors should have trays to prevent damage from flooding. When possible it is also recommended that the tray have a drain to the exterior to prevent overflow of the tray.  High water alarms can be installed to monitor trays without drains.  There are many manufacturers of these trays and some trays are better than others.  Inexpensive and flimsy trays should be avoided as damaged trays or trays with poor drain connections may provide no more protection against flooding than if there was no tray at all.

Laundry Ventilation

Laundry exhaust fan Fan turns on

Ducting Vent pipe not visible

Vent Termination Through the ceiling type vent, terminates at, entryway, Vent termination Deferred to Condo Association

Limitations/Exclusions Related to Laundry

Limitations/Exclusions Laundry General Information

Evidence of past leaks under laundry sinks is common. While I endeavor to verify current leaks at the time of inspection sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection. Monitoring of moisture conditions under sinks should be a normal part of routine home maintenance.

  • Appliances are not moved during the inspection.

Wood Destroying Organisms (WDO's)

Wood Destroying Insects, Fungi and Conducive Conditions

Washington State Rules and information related to WDO's Duties of the Licensed Structural Pest Inspector

In accordance with the provisions of the Revised Code of Washington (RAW) 15.58.450, this report relates to a single sale, transfer, exchange, or refinance and is not transferable to and may not be relied upon by parties involved in any subsequent sale, transfer, exchange, or refinance of the same property.

  • The findings listed within this report are determined by the inspector based on a visual inspection conducted in accordance with Washington Administrative Code (WAC) 16-228-2005 through 2045 and are subject to the limitations within this report, the standards listed below, and as modified by any and all associated reports attached.
  • This inspector endeavors to perform their services in a professional manner consistent with the care and skill ordinarily exercised by structural pest inspection professionals. This inspector will re-perform any services not meeting this standard without additional compensation.
  • For every inspection a "site-plan" diagram is prepared detailing the locations of Wood Destroying Organism issues. WAC 16-228-2045 requires that a diagram be prepared for WDO Inspection Reports. A copy is available upon request.

Considerations related to Owner Associations Condo

Condominiums, due to the multiple-ownership of the structure, represent special problems associated with the inspection and reporting of Wood Destroying Organisms. While I endeavor to inspect the unit involved with the purchase for Wood Destroying Organisms and Conducive Conditions, many typically inspected areas must be excluded due to lack of access or that the areas are the responsibility of the Condo Association. Because problems in these areas may ultimately affect you either financially or physically, I recommend asking the Condo Association what maintenance plans are in place for the routine inspection of common areas and the overall building structure--including all crawl spaces and attics.

Either wood destroying organisms are present or conducive conditions are present WDO's and/or Conducive Conditions

Specific locations of Wood Destroying Organisms and Conducive Conditions are more completely described in the report component where the organisms and/or deterioration and or conducive condition was observed. This section gives more detailed information on the life cycles/habits of the various organisms and their recommended treatment/remediation.

Wood Decay/Rot What is wood decay/rot?

Wood Decay Fungi (wood rot), are filamentous organisms which begin as microscopic spores that land on the surface of wood, and germinate to produce thin strand like cells called hyphae. Hyphae grow through the wood and secrete enzymes which degrade and weaken the wood. Decay requires: (1)adequate moisture, (2)ambient temperature (32º to 110º), (3) oxygen, (4) a food source. Wood moisture levels above 20-30% are considered conducive to wood fungal rot. Damaged wood typically will need to be replaced. Ultimately the source of moisture must be eliminated even if all of the fungal organism cannot be eliminated.

Conducive Conditions Units with no crawl spaces

Conducive Conditions in buildings with no crawl spaces consists of any materials on the property that can provide food or habitat for wood destroying organisms. These materials can consist of plumbing leaks, form boards left in place, storage items, roots and other vegetation etc.

Limitations and Exclusions related to WDO's General considerations, Some attic spaces were inaccessible at time of inspection

Many Wood Destroying Organisms have dormant periods and can operate unseen behind walls and insulation. While I attempt to identify rot and insect infestation whenever I can, there can never be any guarantee that there are no infestations of any kind in the home just because infestations were not seen at the time of inspection. Maintaining the home free of Wood Destroying Organisms is an ongoing process that requires vigilance and immediate attention when discovered.

  • Interiors of walls and finished floors/ceilings/roofs can not be "directly" inspected for Wood Destroying Organisms.
  • No treatment of Wood Destroying Organisms is provided as part of a Standard Home Inspection.

Last-But-Not_Least

Things to remember

Things for buyer's due diligence See notes below and, ask seller for:

Condo's and Associations Information you may want, see notes below

(LBNL1-1) Note:

THINGS FOR BUYERS TO THINK ABOUT: Ask seller for:

  • samples or records of paint colors used on the premises.
  • records of major improvement /repairs (remodeling, etc.).
  • copies of construction records/permits.
  • all available owner's manuals for: Furnace, Thermostats, Appliances, Gas Fireplaces, Alarm Security System, Overhead Door Openers, Water Heaters etc.
  • Obtain keys/combinations to all locks.
  • Remember to get the remote for the garage door opener.
  • Remember to get the combination for the garage door exterior key pad.
  • Remember to get the key for the garage door manual disconnect.
  • Remember to get the "key" for the gas shut-off for the gas fireplace.
(LBNL1-2) Note:

  • Get minutes of Condo Association meetings.

Receipt -- Residential Inspection

Report #: 191018A
Inspection Date: 2019-10-18

Property Inspected For 
Sample Condo Report
1947 Erehwon Road, Some Place, WA

Inspection with digital report$710.00
$710.00
PAID


Charles Buell Inspections INC
C/O Charles Buell
17123 22nd Ave NE
Shoreline, WA 98155
206-478-7371

Signed Contracts