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Wood Destroying Organisms

This report includes a structural pest inspection embedded within the report. All observations in this report that begin with WDO are a part of a WA State Pest Inspection. Charles Buell Inspections INC employs Charles Buell, Licensed Structural Pest Inspector ##67488. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Charles Buell Inspections INC is not a mold specialist and recommends consulting with an industrial hygienist or other mold remediation expert if concerned about mold or indoor air quality.Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO) REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING IS AVAILABLE UPON REQUEST.

Summary

Repairs

BUILDINGEXTERIOR-6 🏡BUILDING EXTERIOR:
Some areas of the soffits has weathering/deterioration consistent with the age of the home and generally considered cosmetic. At the window trim around the kitchen window there is wood decay/rot in the window sill that should be replaced and other similar locations should be anticipated. I recommend evaluation of all of these trim components by a qualified party and that repairs be made as deemed necessary.
BUILDINGEXTERIOR-7 🏡BUILDING EXTERIOR:
At the west side of the chimney there is foam being used to fill a gap between the siding and the chimney. I recommend proper covering of this gap to protect the foam with wood trim or other suitable material by a qualified party.
WES-3 West Entryway Stoop:
The entire entryway structure has numerous issues and no attempt to document all these issues will be made in this report. The following pictures with descriptions are meant to convey the necessity for a full evaluation/repair or possibly even replacement of the structure by a qualified deck installation/repair contractor as deemed necessary. There are issues with access underneath, decay/rot in risers and other trim details on the stairs, baluster spacings, handrails, and guards on the stairs. These pictures should not be construed to be a complete accounting of the issues. No access was possible to the space under the front entryway stoop. While some structures were visible through the vent opening on the north side, a full evaluation of this space was not possible. I recommend a proper access (would be required by current standards) be made by a qualified party and that the space be fully evaluated at that time.
- 🛑 Safety 🔧 Maintenance 🐞 WDO’s ➕ Upgrade 🔍 Due Diligence
SD-2 South Deck:
The entire deck structure has numerous issues and no attempt to document all these issues will be made in this report. The following pictures with descriptions are meant to convey the necessity for a full evaluation/repair or possibly even replacement of the structure by a qualified deck installation/repair contractor as deemed necessary. There are issues with
- Ledger not bolted or not adequately bolted
- Structure not made of pressure treated wood. In geographical areas where experience has demonstrated a specific need, approved naturally durable or pressure-preservative treated wood shall be used for those portions of wood members that form the structural supports of buildings, balconies, porches or similar permanent building appurtenances when those members are exposed to the weather without adequate protection from a roof, eave, overhang or other covering that would prevent moisture or water accumulation on the surface or at joints between members.
- Guard not adequate
- Guard spacings inadequate
- Stair structures not adequate
- Stair guard not adequate
- Joists undersized
- Missing solid blocking above beams
- Improper fasteners
- Missing inappropriate diagonal bracing
- No lateral bracing anchors. These are brackets with threaded metal rods that connect the joists of the deck to the joists of the house. General standards for modern deck construction are to have not less than two lateral load anchors.
- No clearance between siding and deck surface
- Missing handrails
These pictures should not be construed to be a complete accounting of the issues. Deck structure replacements typically require permits and sometimes engineering. Discuss with the deck contractor cost related to these repairs/replacement to your satisfaction and care should be exercised using the deck until proper repairs/replacement is completed as the guard along the south side is not safe.
- 🛑 Safety 🔧 Maintenance 🐞 WDO’s ➕ Upgrade 🔍 Due Diligence
BASEMENTF-10 BASEMENT Foundation:
It is common to have missing fire-blocking around water heater vents. This should have proper metal fire-blocking installed to prevent the entry of fire into the chase which could then find its way into the attic where the pipe is likewise not sealed. I recommend evaluation/repairs by a licensed HVAC contractor.
- 🛑 Safety ➕ Upgrade 🔍 Due Diligence
BASEMENTF-13 BASEMENT Foundation:
There is evidence of past water intrusion of the basement at the SW window as indicated by staining and mold or what looks like mold. This may be from past or ongoing intrusion conditions that have since been remedied or from ongoing conditions that are seasonal or related to other causes. I recommend proper repairs by a qualified party. No elevated moisture readings were detected by moisture meter at the time of inspection. There has also been water intrusion at the basement entryway door as indicated by staining and swelling of the trim. While cosmetic, it is a concern as it is likely to get worse unless protection of the door at the exterior is provided. Perhaps a roof overhang etc.
- 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor 🐞 WDO’s ➕ Upgrade 🌲 Efficiency / IAQ 🔍 Due Diligence

Recommended Maintenance Items

BUILDINGEXTERIOR-3 🏡BUILDING EXTERIOR:
The house siding is the older style cement siding that is assumed to contain asbestos. The EPA guidelines for this material call for leaving it in place and maintaining the material well painted and to avoid cutting or doing anything to the siding that would allow the fibers to become "friable". Repairs to the siding can be made with new cement siding that is made to look like this older material but does not contain Asbestos. GAF Replacement siding for damaged Asbestos Siding
For more information regarding asbestos in relation to this siding see: EPA Asbestos Information, http://www.epa.gov/asbestos. Some mechanical damage was noted, and repairs should be made by a qualified party.
BUILDINGEXTERIOR-4 🏡BUILDING EXTERIOR:
Much of the siding on the south side of the home has paint blisters that should be removed and repainted by a qualified painting contractor. This can have several causes but is most likely related to poor prep before painting or wrong types of paint. All siding components should be carefully evaluated as to the need for repairs and repaired as necessary by a qualified party. Proper caulking of siding and trim details should be fully evaluated and caulked/sealed/flashed as deemed necessary. I recommend professional evaluation/repairs of the home by a qualified painting contractor.

Improves

GROUNDS-5 GROUNDS:
Improving grading around the home to minimize the flow of surface water toward the foundation is recommended. This is primarily a concern at the north and east sides of the home where the ground is flat creating an opportunity for ponding water against the foundation. Some amount of seasonal ponding can be expected in this area depending on the ability of soils to provide adequate drainage. Repairs should be done by a licensed landscape contractor (it is more complicated that merely adding dirt to the area--a proper drainage plane must be re-created). Even flat areas can not affect the foundation so much as long as out of sight conditions underground are done properly.
- 🔧 Maintenance 👁‍🗨 Monitor 🐞 WDO’s ➕ Upgrade 🔍 Due Diligence.
BUILDINGEXTERIOR-8 🏡BUILDING EXTERIOR:
There are areas that are not properly counter-flashed. All materials, in order to properly shed water, are required to counter-flash materials below them. Missing flashings can lead to water penetration behind the siding and can lead to water penetration of the house sheathing at these locations. Repairs would likely prove difficult but repairs may become necessary in time--this is especially true in areas that are not well protected by overhangs on the south sides of the home. Hidden damage is common, with at least the trim boards. I recommend monitoring and repairs later when it becomes necessary or that proper flashings be installed now by a qualified siding contractor to avoid perhaps more costly repairs later. In the context of repainting the home you might want to consider having proper flashings installed. If flashings are not installed it will be necessary to be vigilant about keeping the connections well caulked and sealed to prevent water intrusion. The big drawback to caulking these connections as opposed to proper flashings is that water that finds its way behind the siding will not have a good pathway out from behind the siding and can cause hidden damage behind the siding. These flashings are obviously less critical in areas well protected by overhangs, but that does not eliminate the "requirement" for them by current building standards.

Monitors

GROUNDS-8 GROUNDS:
Proper function of basement stairwell drains is beyond the scope of this inspection. I recommend that proper function be both determined and maintained. If drains are present and accessible, one method to verify function is to run a hose into them for a prolonged time and see whether water backs up out of the drain. While some can be inspected by remote camera, most sewer scoping companies do not scope these smaller drains. The point of termination for the exterior stairwell drain was not determined. I recommend verification that it is properly terminated and if not, that it be terminated to an approved locations. I recommend evaluation/repairs as deemed necessary by a qualified party.
- 🔧 Maintenance 👁‍🗨 Monitor 🐞 WDO’s ➕ Upgrade 🔍 Due Diligence

Due Diligences

BUILDINGEXTERIOR-5 🏡BUILDING EXTERIOR:
There should be adequate clearances between trim components and concrete structures. Currently there are inadequate clearances at the front garage door trim--both sides and basement entryway door. I recommend evaluation/repairs by a qualified party.
BASEMENTF-2 BASEMENT Foundation:
There are areas of efflorescence present on the inside of the basement space along the west side. This efflorescence is an indication that moisture is finding (or has found) its way through the foundation. As the moisture evaporates it leaves this crystalline deposit called efflorescence. Extending the downspouts away from the foundation at least 5 feet can greatly mitigate this moisture condition. For a better solution consider installing a new tight-line drain around the home to collect all of the downspouts and carry the water away from the home. The only truly effective means of eliminating this problem moisture is to dig around the outside and properly seal the foundation from the outside and install new footing drains and tight-line drains. Storage in the basement limited assessment of the extent of efflorescence (as well as other conditions) on basement walls and floors.

Efficiencies

ROOFA-10 ROOF/Attic:
The insulation and weather-stripping on the attic access hatches is not present consistent with the age of the home and that no energy saving improvements have been made to the home. I recommend repairs by a qualified party in the context of energy saving improvements done to the home. Missing weather-stripping allows warm moist air into the attic and missing insulation contributes to higher energy costs both in heating and cooling. These recommendations apply to all attic spaces and will not be repeated below.
- 🛑 Safety 🔧 Maintenance 👁‍🗨 Monitor 🐞 WDO’s ➕ Upgrade 🌲 Efficiency / IAQ 🔍 Due Diligence

Company Information

Charles Buell Inspections INC