Overview
Overall, this is a nice simple 1979 house that has had a lot of care and updates from the current owners which makes it above average for age and type. Overall, this work is well done and has benefited the house. Some of this work has resulted in some quirkiness which can be hard to get rid of at this point, such as the living space over a garage remodel and the short ceiling height for the stairs. You will also see a number of repair items here.
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.
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.
This is just our opinion
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
This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.For more about the scope of a home inspection see: ASHI National Standards at http://www.aareihome.com/standards.pdf or Washington State Home Inspection Standards at http://app.leg.wa.gov/RCW/default.aspx?cite=18.280.030
Your expectations
The overall goal of a home inspection is to help insure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.
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.
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:
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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.
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RepairRepair 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.
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ImproveObservations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
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MonitorItems that should be watched to see if correction may be needed in the future.
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Due DiligenceObservation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair.
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Future ProjectA repair that may be deferred for some time but should be on the radar for repair or replacement in the near future.
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EfficiencyDenotes 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.
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Notes and LimitationsRefers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
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WDODenotes the presence of wood destroying organisms or conditions conducive to wood destroying organisms. Conducive conditions include but are not limited to, inadequate clearances, earth/wood contact, cellulose debris, inadequate ventilation, and excessive moisture. All observations with WDO are relevant to a WA State pest inspection.
Wood Destroying
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. Orca Inspection Services LLC employs Dylan Chalk, Licensed Structural Pest Inspector # 65540. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Orca Inspection Services LLC 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 WA 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.
Further Evaluation
Whenever further evaluation of a system or component is recommended or whenever due diligence is recommended, this further evaluation or investigation should be done by at least one licensed professional and qualified contractor prior to closing as there is a chance of hidden costs or problems associated with the system or component in question.
Summary Page
The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.
Moisture Meter Testing
Where moisture meter testing is indicated in this report a Protimiter Survey Master Dual Function was used.
Quick Look
Major Concerns
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(PB-3) Powder Bathroom:
(PB-3) Major Concern (WDO): The powder bathroom toilet needs to be reset and the wax ring and flange should be inspected and replaced as needed to prevent hidden plumbing leaks. High moisture meter readings were taken around the toilet, indicating there is a possibly of hidden water damage. It is difficult to determine the extent of needed repairs without further investigation. The toilet appears to be well mounted as it is not very loose on the floor. Repairs can be as simple as replacing a wax ring and caulking or more complex if repair of the bolts, sub-floor, waste line or flange are needed. Hire a licensed plumber to further evaluate and repair as needed.
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(EG-4) Exterior/Garage:
(EG-4) Major Concern: The SE deck is is missing a proper ledger system to connect the deck to the house in a reliable fashion - see off kitchen. This risks deck failure under live loads. I have attached a diagram showing proper deck attachment to the house. Hire a qualified general contractor to further evaluate and repair this deck. Short term repairs can often be made by building a post and beam system to pick up loads adjacent to the house. Long term, re-building is needed.
Repairs
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(E-2) Electrical:
(E-2) Repair: The white conductors inside the panel at the 240 volt circuits are not correctly identified as hot conductors - these should be wrapped in black tape for improved safety.
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(E-3) Electrical:
(E-3) Repair: Repair the broken exterior electric receptacle cover off east deck. The modern "in-use covers" are recommended to protect this receptacle.
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(E-4) Electrical:
(E-4) Repair: Overheating was noted on the electric receptacle to the spa. Hire a licensed electrician to replace this receptacle and further evaluate the wiring and circuit fusing to insure safe connections. Please note that there could be concealed damage to wiring here that requires additional inspection to identify and correct. Also note the in-use cover seems to be broken.
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(E-5) Electrical:
(E-5) Repair: Some of the light fixtures on the outside of the house are corroded and require replacement.
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(E-6) Electrical:
(E-6) Repair: The GFCI protected receptacle on the west side of the garage remodel did not respond to normal testing and may be defective - it did not re-set indicating it is wired in series with another GFCI or it is defective. Have this receptacle repaired or replaced as needed.
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(E-7) Electrical:
(E-7) Repair: The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent with modern minimum standards for safety - see main kitchen. GFCI protection is recommended for the electrical receptacles in the following locations: all kitchen countertops, bathrooms, exterior, garage, unfinished basement, laundry and all wet and damp locations. GFCI's protect against electrocution by limiting the duration of an electrical shock. These are an important modern safety feature. Hire a licensed electrician to further evaluate and update this home's system for improved safety.
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(E-8) Electrical:
(E-8) Repair: The missing cover plates to electric receptacles, switches and junction boxes should be installed to cover all access to wiring at switches and receptacles - see detached garage.
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(HCF-2) Heating, Cooling and Fireplaces:
(HCF-2) Repair: Secure the loose heat register cover for the old ductwork system - 2nd floor north bedroom.
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(HCF-4) Heating, Cooling and Fireplaces:
(HCF-4) Repair: Replace the cracked glass on the wood stove.
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(P-1) Plumbing:
(P-1) Repair: When static water pressure exceeds 80 PSI, a pressure reducing valve is recommended to prevent accidental damage to the plumbing system. No reducing valve was found during inspection and water pressure is too high - tested @ 90 PSI. Hire a licensed plumber to further evaluate and repair high water pressure as needed.
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(P-5) Plumbing:
(P-5) Repair: Marginal access was noted for the sewer line cleanout - see basement where sheetrock is obstructing access. Improvement/repair is recommended here so that this cleanout is more accessible. General standards are for 30 inch clearances so this pipe can be snaked and scoped.
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(P-7) Plumbing:
(P-7) Repair: Install listed seismic straps to support the water heater in the event of an earthquake - plumber's tape is not considered an adequate support. Two listed seismic straps are recommended one for the top 1/3rd and one for the bottom 1/3rd of the tank.
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(P-10) Plumbing:
(P-10) Repair: An expansion tank is recommended for the water heater. This helps reduce pressure on the plumbing system when the pipes and water expand from heating. Installation of expansion or pressure tanks is modern installation practice and will be required if you install a pressure reducing valve. Consult with a qualified plumber to install.
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(PB-1) Powder Bathroom:
(PB-1) Repair: The trap seal for the powder bath sink waste piping is too deep - this seal should not exceed 4 inches. This could lead to sediment build-up in the pipes. Hire a licensed plumber to further evaluate and repair.
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(PB-2) Powder Bathroom:
(PB-2) Repair (WDO): The waste plumbing below the powder bathroom sink is leaking. Hire a licensed plumber to further evaluate and repair.
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(MFB-1) Main Floor Bathroom:
(MFB-1) Repair: The P-trap below the main floor bathroom sink is corroded and though not leaking, will need replacement soon. Replacement is recommended now for improved reliability.
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(MFB-2) Main Floor Bathroom:
(MFB-2) Repair: The shower head in the main floor bath is leaky and requires repair to prevent wasting water and to control water flow.
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(2FB-1) 2nd Floor Bathroom:
(2FB-1) Repair: The tile and grout should be cleaned and sealed with grout sealer to prevent water damage to the tile - see especially inside shower surrounds. This should be a routine procedure with tile unless epoxy grout was used. If this is not done in epoxy grout plan on cleaning and sealing tile grout inside the shower surround annually to prolong the useful life of the tile.
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(K-1) Kitchen:
(K-1) Repair (WDO): Scaling on the waste pipe below the lower kitchen sink indicates a history of weep leakage. Tune-up and tighten waste pipes as needed to insure reliable performance.
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(K-2) Kitchen:
(K-2) Repair: The microwave is installed close to the cooktop - 13 and 3/4 inches. Generally, a 24 inch clearance is recommended, though installation to the manufacturers minimum specifications is acceptable. Be sure this installation complies with manufacturers installation specifications or re-install for proper clearance above the cooktop as needed. Please note that most installations do meet manufacturer's specifications but can still be inconveniently close to the cooktop.
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(K-3) Kitchen:
(K-3) Repair: Secure the loose microwave in the basement kitchen.
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(K-4) Kitchen:
(K-4) Repair: An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Hire a licensed plumber to install an air gap.
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(K-6) Kitchen:
(K-6) Repair: The ignition to the gas cooktop is not responding to normal operating controls and requires repair so the cooktop burners do not need to be lit by hand - see back left side.
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(K-7) Kitchen:
(K-7) Repair: An anti-tip device is needed to prevent this range from tipping during operation of the oven door. This is a small clip that secured the back adjustable feet of the range to the floor.
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(I-1) Interior:
(I-1) Repair: Water stains were noted on the ceiling / wall below the masonry chimney. These stains were tested with a moisture meter during inspection and were dry. Inquire with the seller for any history of prior leakage to get a better sense if repairs may be needed to prevent another leak. Repair damaged sheetrock and paint as desired for a proper cosmetic appearance - please note this is up in the attic.
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(I-3) Interior:
(I-3) Repair: The ceiling height for the stairs appears to be too low. General minimum recommended standards is 6-feet, 8-inches tall or 80-inches. This could be difficult to correct. Consult with a qualified contractor about options for repair.
- This is only 77 inches,
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(I-4) Interior:
(I-4) Repair: Multiple lost seals were noted in the glazing: possible one at west side of garage remodel - definite in basement @ east side. This has resulted in fogging between the panes of glass that cannot be cleaned without glazing repair or replacement. Hire a glass replacement company to further evaluate and replace all windows with lost seals.
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(RA-1) Roof/Attic:
(RA-1) Repair: Tune up repairs are recommended to prolong the useful service life of this roof. The roofing material on this building is done in an architectural grade composition shingle. These shingles are often rated as 25-30 years shingles, though I find in practice, as a roof assembly, 18-22 years is more realistic depending on the quality of the installation, the amount of exposure and the pitch of the roof. Hire a licensed roofing contractor to further evaluate and repair this roof to insure reliable roof performance. Examples of repair items noted during inspection include:
- Upper roof at the west side, roofing has inadequate overhang on the fascia.
- Localized physical damage from moss cleaning - could be difficult to fix
- Plumbing vent is disconnected - is this needed? See daylight in pipe.
- Disconnected plumbing vent in attic
- More disconnected plumbing vent in attic
- Missing shingles next to rooftop deck
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(RA-2) Roof/Attic:
(RA-2) Repair (WDO): The gutters are clogged with organic debris and require cleaning and an all-around tune-up as multiple places were noted where gutters and downspouts are leaking and not sloped to drain - see loose gutters at SE corner. Clean the gutters and implement tune-up repairs to insure they are unobstructed, well fastened, leak free and sloped to drain.
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(RA-3) Roof/Attic:
(RA-3) Repair: The roof gutter system for this building is incomplete and requires repair to insure proper control of roof runoff - see east side upper roof. Complete gutters and downspouts as needed to control roof runoff.
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(RA-5) Roof/Attic:
(RA-5) Repair (WDO): The attic and roof cavity ventilation appears to be non-standard - see above garage conversion and also lower roof. Standards today recommend open ventilation levels in a ratio of 1 to 150 of the attic area. Proper roof cavity ventilation is important to keep the attic space cool and dry. I recommend having a qualified general contractor evaluate the level of ventilation on this roof and improve with ridge, soffit, core or other vents as needed. Proper attic ventilation is important for the roofing materials to perform as intended and to reduce chances for condensation problems and heat build-up in the attic
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(EG-1) Exterior/Garage:
(EG-1) Repair: Localized paint touch-up is needed to the exterior - see exposed sides of the building.
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(EG-8) Exterior/Garage:
(EG-8) Repair: The deck guardrail is not to modern standard - see openings around the tree. A 36 inches tall railing is recommended for all decks and porches more than 30 inches off the ground. Openings no larger than 4 inches are recommended and railings should not be run horizontally as this creates an unsafe ladder effect. All posts and railing should also be adequately stiff to prevent a falling adult. Hire a licensed general contractor to evaluate and repair.
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(G-2) Grounds:
(G-2) Repair: Eliminate siding /soil contact to reduce the chances for rot and pest damage and repair any hidden rot as needed - SE corner. Generally, a 6-inch clearance between soils and wood is recommended. This is often not realistic on older homes, but repairs should be made to get as much clearance as is possible and all contact must be eliminated.
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(G-5) Grounds:
(G-5) Repair (WDO): All trees, branches and vegetation should be pruned at least six feet away from the house to eliminate conducive pest conditions and rodent entry points.
Improves
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(FSD-1) Fuel Storage and Distribution:
(FSD-1) Improve: The propane tank for the home has not been strapped or braced to secure the tank in the event of an earthquake. This is not required but seems a logical safety improvement. I recommend bracing this tank for improved safety.
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(P-3) Plumbing:
(P-3) Improve: Older corrugated metal supply connectors were noted for some of the plumbing fixtures in the home. These have a reputation for being less reliable and they are now getting pretty old. Updating these old supply connectors is recommended for improved reliability of the supply piping system.
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(P-11) Plumbing:
(P-11) Improve: A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: http://www.watts.com/pages/learnAbout/intelliflow.asp?catId=
There are also some new technologies available that can monitor and protect our whole house from leaks and indoor humidity problems: See http://www.wallyhome.com/ as an example of such a device.
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(I-2) Interior:
(I-2) Improve: The ends of the hand rail should return into the wall to prevent clothing or accessories from catching on the end of the railing and creating a trip hazard.
Monitors
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(P-9) Plumbing:
(P-9) Monitor: This water heater is likely close to the end of its useful service life. The average life of these water heaters is 8-12 years. Budget to replace this water heater at any time. The hot water was operating at the time of inspection but this unit is 18 years old.
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(K-5) Kitchen:
(K-5) Monitor: Kitchen sink disposers are not recommended on septic systems. Refrain from using except for the items that get away from you.
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(EG-2) Exterior/Garage:
(EG-2) Monitor: Visual inspection of the fiber cement siding installation showed details that are not consistent with modern manufacturers installation requirements. This is typical for this age of construction. Some of the items noted can be repaired or improved, while others simply are the way they are until a larger re-siding is needed. In this case, I see nothing worth repairing at this time. Examples of observations noted during inspection include:
- Siding run right to the horizontal flashing and sealed. This is not recommended but difficult to fix at this point.
- No flashings noted for mounting blocks - hard to fix at this point - must maintain with caulking.
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(EG-7) Exterior/Garage:
(EG-7) Monitor: An inadequate footing system was used for this deck. The footings for deck posts should be a minimum 12-inches below the undisturbed surface and should generally be set onto compacted and good weight-bearing soils. These seemed to be pre-cast pier blocks near grade. I noted some mild settlement at the spa deck and the stairs to the NE deck. I did not see any at the other decks. as minor at the time of inspection. Monitor and make corrections if needed.
Due Diligences
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(SB-2) Structure and Basement:
(SB-2) Due Diligence: Evidence of seismic retrofitting was noted. Inquire with the seller if permits were obtained for this work as it may help you obtain earthquake insurance.
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(SB-3) Structure and Basement:
(SB-3) Due Diligence: Evidence of structural modification and remodel work has been done to the building. Inquire with the seller if permits were obtained for this work and / or engineering was done. No red flags to indicate failure were noted at the time of inspection, however, the framing is concealed from view and an evaluation of structural adequacy is beyond the scope of this inspection.
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(SB-4) Structure and Basement:
(SB-4) Due Diligence: There is evidence that a water proofing system has been installed in the basement. I recommend inquiring with the sellers for more information on the history of basement moisture problems and the extent of the work that has been done. Often, these companies will offer warranties for this work. These may be transferable to the next homeowner. Regular cleaning and servicing of these systems is recommended to insure reliable performance. Hire a basement water proofing specialist to clean and service this system.
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(P-2) Plumbing:
(P-2) Due Diligence: No main water shut off was found. There is typically a shut off at the meter in the street, but this can be a time-consuming and difficult shut-off to access in an emergency. Consult with the current owners for the location of the main water shut off as it may be concealed behind finishes or stored items. If no readily accessible shut off exists, hire a licensed plumber to further evaluate and install.
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(P-4) Plumbing:
(P-4) Due Diligence: This home's sewage appears to employ an on-site private septic system. Please note that an evaluation of this system is beyond the scope of this inspection. I recommend having this system further evaluated by a septic specialist.
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(P-12) Plumbing:
(P-12) Due Diligence: The water in the spa was hot at the time of inspection, indicating the unit is in generally operating condition. Inspection of spas is beyond the scope of this inspection. If you are concerned about this unit, I recommend hiring a specialist to further evaluate and service this hot tub as desired. This appears to be a pretty old spa.
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(G-1) Grounds:
(G-1) Due Diligence: A steep bank exists on this property. An evaluation of soil stability is beyond the scope of this inspection. I recommend hiring a soils engineer to further evaluate the property, foundation setbacks, settlement and drainage. Repairs and improvements should be made as recommended. You could also start by inquiring with the seller for any information they have gathered to date.
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(G-3) Grounds:
(G-3) Due Diligence: Newer plastic pipe was noted for the downspouts to discharge into, indicating the storm drain system here has been updated. Inquire with the sellers about the scope and extent of this work and if there were any reasons for this work such as prior basement or crawl space moisture problems.
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(G-4) Grounds:
(G-4) Due Diligence: An arborist should be hired to further evaluate the large trees on the property and prune or remove as recommended. Whenever large trees are located near a house a higher level of maintenance should be expected to keep trees safe and healthy and to eliminate the risks of damage to the home or building materials and to eliminate rodent entry points.
Efficiencies
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(HCF-1) Heating, Cooling and Fireplaces:
(HCF-1) Efficiency: Consider upgrading the heating system by installing a ductless mini-split heat pump - this system will be 3-4 times more efficient than the electric heaters depending on the type you install.. This type of heating system is also much safer as it does not pose the fire and burn hazards of conventional electric heaters. Ductless heat pumps will also have the benefit of cooling. http://www.mitsubishicomfort.com/en/consumer/product-solutions/product-showcase
Notes
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(SB-1) Structure and Basement:
(SB-1) Note: This home has a finished room installed over an old garage slab. This is a common style of remodel, however, this installation is not done to modern standards as you have a sub-floor structure that can not be accessed to inspect or repair. No need for repair was evident at the time, but the lack of access makes it nearly impossible to inspect or repair should repairs become necessary.
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(E-1) Electrical:
(E-1) Note: This home has a 30 amps breaker / transformer station for a generator. No generator was found during inspection and inspection of generator systems is beyond the scope of this inspection. I recommend inquiring with the seller for more information: how was this system set up? Is there an appropriate size of generator? What are the set-up procedures?
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(E-9) Electrical:
(E-9) Note: Bonding noted at the gas pipe.
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(FSD-2) Fuel Storage and Distribution:
(FSD-2) Note: The propane tank might be a leased tank. A sticker for Ferrell Gas @ 800-441-3444 indicates they may be the owners of the tank. Consult with this company for lease information and filling terms and prices.
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(HCF-3) Heating, Cooling and Fireplaces:
(HCF-3) Note: I tested the gas log fireplace today and did a carbon monoxide test. The appliance appeared to be operating as intended and no CO was detected. Always a good idea to have carbon monoxide detectors in a house when using gas appliances.
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(P-6) Plumbing:
(P-6) Note: For more information about septic systems and how they work, please see this web site from the EPA - a homeowners guide to on-site septic systems: https://www3.epa.gov/npdes/pubs/homeowner_guide_long.pdf
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(P-8) Plumbing:
(P-8) Note: In 2015, the federal government updated minimum standards for the energy efficiency of water heaters. This article will help you understand how this could impact your next water heater purchase. https://getscribeware.com/blog/federal-government-changed-next-water-heater/
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(2FB-2) 2nd Floor Bathroom:
(2FB-2) Note: During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks. I also sounded for loose finishes in shower and tub enclosures. I felt for loose waste pipe below sinks and where accessible and checked for leaks below sinks. I do not test bathtub overflow drains during inspection as this risks damaging finishes around the tub. I did not see any signs of previous leaks relating to the overflow during inspection today. I recommend monitoring tubs while filling and avoid pushing water into the overflow . Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents significantly less stress on plumbing than daily use. Any defects uncovered during inspection are listed in this report.
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(RA-4) Roof/Attic:
(RA-4) Note: I inspected the attic space today and no red flags were noted regarding prior moisture build-up or relative humidity - see specifically the accessible part of upper roof. Venting appeared unrestricted. Wood has a nice bright color indicating no prior moisture problems with relative humidity. As this is a new building, I would monitor this after moving in.
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(EG-3) Exterior/Garage:
(EG-3) Note: For a "best practices" installation guide for one of the most commonly installed brands of fiber cement siding please see the following link: https://www.jameshardiepros.com/getattachment/d24d99fd-89c1-4fca-9756-d0aa0c33c4d9/intro-tools-hz10-us-en.pdf
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(EG-5) Exterior/Garage:
(EG-5) Note: To see a prescriptive guide for residential wood deck construction see this link: https://getscribeware.com/blog/wp-content/uploads/2017/11/AWC-DCA62012-DeckGuide-1405.pdf
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(EG-6) Exterior/Garage:
(EG-6) Note: The deck has a roof system build below the decking to keep the area below the deck dry. One problem with this configuration is that debris can become trapped and inhibit proper drainage and there is no way to access or inspect this area without removing the roof. As a precaution I recommend removing the metal roofing material and cleaning to insure the deck here is sound and the roof will perform as intended.
Structure and Basement
Foundation
% of Foundation Not Visible 80%
Evidence of Seismic Protection Some Signs
Building Configuration Basement
Foundation Description Poured concrete
Floor, Wall and Ceiling Framing
Wall Framing Not visible
Wall Insulation Not visible
Wall Sheathing Not visible
Floor Framing Not visible
Sub-Floor Material Not visible
Ceiling Framing Not visible
(SB-1) Note: This home has a finished room installed over an old garage slab. This is a common style of remodel, however, this installation is not done to modern standards as you have a sub-floor structure that can not be accessed to inspect or repair. No need for repair was evident at the time, but the lack of access makes it nearly impossible to inspect or repair should repairs become necessary.
This cleanout access shows a cross section of the floor system in here. |
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This cleanout access shows a cross section of the floor system in here. |
(SB-2) Due Diligence: Evidence of seismic retrofitting was noted. Inquire with the seller if permits were obtained for this work as it may help you obtain earthquake insurance.
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(SB-3) Due Diligence: Evidence of structural modification and remodel work has been done to the building. Inquire with the seller if permits were obtained for this work and / or engineering was done. No red flags to indicate failure were noted at the time of inspection, however, the framing is concealed from view and an evaluation of structural adequacy is beyond the scope of this inspection.
Basement
Full
Basement Moisture
Some signs
(SB-4) Due Diligence: There is evidence that a water proofing system has been installed in the basement. I recommend inquiring with the sellers for more information on the history of basement moisture problems and the extent of the work that has been done. Often, these companies will offer warranties for this work. These may be transferable to the next homeowner. Regular cleaning and servicing of these systems is recommended to insure reliable performance. Hire a basement water proofing specialist to clean and service this system.
Discharge from sump @ SW corner |
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Discharge from sump @ SW corner |
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Pests and Wood Destroying Organisms
Pests and Rodents
None noted
Wood Destroying Organisms
Visible Evidence of Active Wood Destroying Insects None noted
Visible Evidence of Inactive Wood Destroying Insects None noted
Visible Evidence of Active Wood Decay and Fungi Present
Visible Evidence of Damage from Wood Destroying Organisms None noted
Visible Evidence of Conditions Conducive to Wood Destroying Organisms Present
Electrical
Service Equipment
Volts 120/240
Service Drop Underground
Meter Base Amperage 200
Service Entrance (SE) conductor Size Aluminum, 4/0, 200 amps
Main Panel Amperage 200 amps
Electric Service Amperage 200 amps
Main Electric Panel Location Old Garage
(E-1) Note: This home has a 30 amps breaker / transformer station for a generator. No generator was found during inspection and inspection of generator systems is beyond the scope of this inspection. I recommend inquiring with the seller for more information: how was this system set up? Is there an appropriate size of generator? What are the set-up procedures?
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(E-2) Repair: The white conductors inside the panel at the 240 volt circuits are not correctly identified as hot conductors - these should be wrapped in black tape for improved safety.
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Sub Panels
Sub-panel
Sub-panel Main Conductor Aluminum, #2, 100 amps
Sub--Panel Amperage 100
Sub-Panel Location Basement
Branch Wiring
Wire Material Copper and Multi-strand Aluminum
Wiring Method Non-metallic sheathed cable
Receptacles and Fixtures
Inspection Method Random Testing
Outlets Three wire outlets
(E-3) Repair: Repair the broken exterior electric receptacle cover off east deck. The modern "in-use covers" are recommended to protect this receptacle.
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(E-4) Repair: Overheating was noted on the electric receptacle to the spa. Hire a licensed electrician to replace this receptacle and further evaluate the wiring and circuit fusing to insure safe connections. Please note that there could be concealed damage to wiring here that requires additional inspection to identify and correct. Also note the in-use cover seems to be broken.
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(E-5) Repair: Some of the light fixtures on the outside of the house are corroded and require replacement.
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(E-6) Repair: The GFCI protected receptacle on the west side of the garage remodel did not respond to normal testing and may be defective - it did not re-set indicating it is wired in series with another GFCI or it is defective. Have this receptacle repaired or replaced as needed.
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(E-7) Repair: The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent with modern minimum standards for safety - see main kitchen. GFCI protection is recommended for the electrical receptacles in the following locations: all kitchen countertops, bathrooms, exterior, garage, unfinished basement, laundry and all wet and damp locations. GFCI's protect against electrocution by limiting the duration of an electrical shock. These are an important modern safety feature. Hire a licensed electrician to further evaluate and update this home's system for improved safety.
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(E-8) Repair: The missing cover plates to electric receptacles, switches and junction boxes should be installed to cover all access to wiring at switches and receptacles - see detached garage.
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Smoke and CO Alarm Systems
Present
Grounding Electrode / Conductor
Could Not Confirm
Fuel Storage and Distribution
Oil Storage
None noted
Propane Storage
Present
Storage Type Above ground tank
Propane Tank Size 120 gal
Propane Tank Location South Yard
Propane Shutoff Location At tank
(FSD-1) Improve: The propane tank for the home has not been strapped or braced to secure the tank in the event of an earthquake. This is not required but seems a logical safety improvement. I recommend bracing this tank for improved safety.
(FSD-2) Note: The propane tank might be a leased tank. A sticker for Ferrell Gas @ 800-441-3444 indicates they may be the owners of the tank. Consult with this company for lease information and filling terms and prices.
Gas Meter
None noted
Heating, Cooling and Fireplaces
Heating System
Energy Source Electricity
Heating Method Electric unitary heaters
Manufacturer Convect Air, Softheat
Capacity 750 watts / heater
(HCF-1) Efficiency: Consider upgrading the heating system by installing a ductless mini-split heat pump - this system will be 3-4 times more efficient than the electric heaters depending on the type you install.. This type of heating system is also much safer as it does not pose the fire and burn hazards of conventional electric heaters. Ductless heat pumps will also have the benefit of cooling. http://www.mitsubishicomfort.com/en/consumer/product-solutions/product-showcase
Cooling Systems / Heat Pumps
None Noted
Heating / Cooling Distribution Systems
Heat Source in Each Room Present
Distribution Method Unitary heaters
(HCF-2) Repair: Secure the loose heat register cover for the old ductwork system - 2nd floor north bedroom.
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Additional Heat Sources
None noted
Gas Fireplaces
Present
Fireplace Types Sealed gas log fireplace
(HCF-3) Note: I tested the gas log fireplace today and did a carbon monoxide test. The appliance appeared to be operating as intended and no CO was detected. Always a good idea to have carbon monoxide detectors in a house when using gas appliances.
Solid Fuel Fireplaces
Present
Fireplace Types Wood stove
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Plumbing
Water Service Supply
Pipe Material Unknown
Well or Public Supply Public
Water Pressure 90 PSI
(P-1) Repair: When static water pressure exceeds 80 PSI, a pressure reducing valve is recommended to prevent accidental damage to the plumbing system. No reducing valve was found during inspection and water pressure is too high - tested @ 90 PSI. Hire a licensed plumber to further evaluate and repair high water pressure as needed.
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(P-2) Due Diligence: No main water shut off was found. There is typically a shut off at the meter in the street, but this can be a time-consuming and difficult shut-off to access in an emergency. Consult with the current owners for the location of the main water shut off as it may be concealed behind finishes or stored items. If no readily accessible shut off exists, hire a licensed plumber to further evaluate and install.
Distribution Pipe
Pipe Insulation Not Visible
Supply Pipe Materials Copper, PEX
Functional Flow Average
(P-3) Improve: Older corrugated metal supply connectors were noted for some of the plumbing fixtures in the home. These have a reputation for being less reliable and they are now getting pretty old. Updating these old supply connectors is recommended for improved reliability of the supply piping system.
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Waste Pipe and Discharge
Discharge Type Septic system
Waste and Vent Pipe Materials ABS plastic
(P-4) Due Diligence: This home's sewage appears to employ an on-site private septic system. Please note that an evaluation of this system is beyond the scope of this inspection. I recommend having this system further evaluated by a septic specialist.
(P-5) Repair: Marginal access was noted for the sewer line cleanout - see basement where sheetrock is obstructing access. Improvement/repair is recommended here so that this cleanout is more accessible. General standards are for 30 inch clearances so this pipe can be snaked and scoped.
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(P-6) Note: For more information about septic systems and how they work, please see this web site from the EPA - a homeowners guide to on-site septic systems: https://www3.epa.gov/npdes/pubs/homeowner_guide_long.pdf
Water Heater
System Type Tank
Manufacturer GE
Size 80 gal
Age 2000
Energy Source Electricity
Temperature Pressure Relief Value Present - Not Tested
(P-7) Repair: Install listed seismic straps to support the water heater in the event of an earthquake - plumber's tape is not considered an adequate support. Two listed seismic straps are recommended one for the top 1/3rd and one for the bottom 1/3rd of the tank.
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(P-8) Note: In 2015, the federal government updated minimum standards for the energy efficiency of water heaters. This article will help you understand how this could impact your next water heater purchase. https://getscribeware.com/blog/federal-government-changed-next-water-heater/
(P-9) Monitor: This water heater is likely close to the end of its useful service life. The average life of these water heaters is 8-12 years. Budget to replace this water heater at any time. The hot water was operating at the time of inspection but this unit is 18 years old.
(P-10) Repair: An expansion tank is recommended for the water heater. This helps reduce pressure on the plumbing system when the pipes and water expand from heating. Installation of expansion or pressure tanks is modern installation practice and will be required if you install a pressure reducing valve. Consult with a qualified plumber to install.
Exterior Hose Bibs
Operating
Additional Sinks
None noted
Sewage Ejector Pumps
None noted
Washer
Tested
(P-11) Improve: A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: http://www.watts.com/pages/learnAbout/intelliflow.asp?catId=
There are also some new technologies available that can monitor and protect our whole house from leaks and indoor humidity problems: See http://www.wallyhome.com/ as an example of such a device.
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Dryer
Tested
Power Source Electric
Duct to Exterior Ducted
Additional Plumbing
Present
(P-12) Due Diligence: The water in the spa was hot at the time of inspection, indicating the unit is in generally operating condition. Inspection of spas is beyond the scope of this inspection. If you are concerned about this unit, I recommend hiring a specialist to further evaluate and service this hot tub as desired. This appears to be a pretty old spa.
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Powder Bathroom
Sinks and Cabinets
Tested
(PB-1) Repair: The trap seal for the powder bath sink waste piping is too deep - this seal should not exceed 4 inches. This could lead to sediment build-up in the pipes. Hire a licensed plumber to further evaluate and repair.
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(PB-2) Repair (WDO): The waste plumbing below the powder bathroom sink is leaking. Hire a licensed plumber to further evaluate and repair.
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Toilet
Tested
(PB-3) Major Concern (WDO): The powder bathroom toilet needs to be reset and the wax ring and flange should be inspected and replaced as needed to prevent hidden plumbing leaks. High moisture meter readings were taken around the toilet, indicating there is a possibly of hidden water damage. It is difficult to determine the extent of needed repairs without further investigation. The toilet appears to be well mounted as it is not very loose on the floor. Repairs can be as simple as replacing a wax ring and caulking or more complex if repair of the bolts, sub-floor, waste line or flange are needed. Hire a licensed plumber to further evaluate and repair as needed.
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Bathtub / Shower
None noted
Bathroom Ventilation
Type Bath fan
General Bath Condition
Standard
Main Floor Bathroom
Sinks and Cabinets
Tested
(MFB-1) Repair: The P-trap below the main floor bathroom sink is corroded and though not leaking, will need replacement soon. Replacement is recommended now for improved reliability.
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Toilet
Tested
Bathtub / Shower
Tested
(MFB-2) Repair: The shower head in the main floor bath is leaky and requires repair to prevent wasting water and to control water flow.
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Bathroom Ventilation
Type Fan and window
General Bath Condition
Standard
2nd Floor Bathroom
Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Tested
(2FB-1) Repair: The tile and grout should be cleaned and sealed with grout sealer to prevent water damage to the tile - see especially inside shower surrounds. This should be a routine procedure with tile unless epoxy grout was used. If this is not done in epoxy grout plan on cleaning and sealing tile grout inside the shower surround annually to prolong the useful life of the tile.
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Bathroom Ventilation
Type Fan and window
General Bath Condition
Standard
(2FB-2) Note: During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks. I also sounded for loose finishes in shower and tub enclosures. I felt for loose waste pipe below sinks and where accessible and checked for leaks below sinks. I do not test bathtub overflow drains during inspection as this risks damaging finishes around the tub. I did not see any signs of previous leaks relating to the overflow during inspection today. I recommend monitoring tubs while filling and avoid pushing water into the overflow . Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents significantly less stress on plumbing than daily use. Any defects uncovered during inspection are listed in this report.
Basement Bathroom
Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Tested
Bathroom Ventilation
Type Bath fan
General Bath Condition
Standard
Kitchen
Sinks and Faucets
Tested
(K-1) Repair (WDO): Scaling on the waste pipe below the lower kitchen sink indicates a history of weep leakage. Tune-up and tighten waste pipes as needed to insure reliable performance.
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Cabinets and Countertops
Countertop Material Corian
Cabinet Material Plastic laminate, Wood laminate
Ventilation Method
Fan ducted to exterior
(K-2) Repair: The microwave is installed close to the cooktop - 13 and 3/4 inches. Generally, a 24 inch clearance is recommended, though installation to the manufacturers minimum specifications is acceptable. Be sure this installation complies with manufacturers installation specifications or re-install for proper clearance above the cooktop as needed. Please note that most installations do meet manufacturer's specifications but can still be inconveniently close to the cooktop.
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(K-3) Repair: Secure the loose microwave in the basement kitchen.
Appliances
Refrigerator Operating
Dishwasher Operated
Dishwasher Air Gap None noted
Range/ Oven /Cook-tops Gas and electric
Disposer Operated
(K-4) Repair: An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Hire a licensed plumber to install an air gap.
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(K-5) Monitor: Kitchen sink disposers are not recommended on septic systems. Refrain from using except for the items that get away from you.
(K-6) Repair: The ignition to the gas cooktop is not responding to normal operating controls and requires repair so the cooktop burners do not need to be lit by hand - see back left side.
(K-7) Repair: An anti-tip device is needed to prevent this range from tipping during operation of the oven door. This is a small clip that secured the back adjustable feet of the range to the floor.
General Kitchen Condition
Standard
Interior
Floors
Floor Materials Wood Laminate, Hardwood, Tile
Floor Settlement Minor
Walls, Ceilings and Closets
Wall and Ceiling Materials Drywall, Stone
(I-1) Repair: Water stains were noted on the ceiling / wall below the masonry chimney. These stains were tested with a moisture meter during inspection and were dry. Inquire with the seller for any history of prior leakage to get a better sense if repairs may be needed to prevent another leak. Repair damaged sheetrock and paint as desired for a proper cosmetic appearance - please note this is up in the attic.
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Stairs and Railings
Non-standard
(I-2) Improve: The ends of the hand rail should return into the wall to prevent clothing or accessories from catching on the end of the railing and creating a trip hazard.
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(I-3) Repair: The ceiling height for the stairs appears to be too low. General minimum recommended standards is 6-feet, 8-inches tall or 80-inches. This could be difficult to correct. Consult with a qualified contractor about options for repair.
- This is only 77 inches,
This is only 77 inches, |
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This is only 77 inches, |
Interior Doors
Solid Core
Windows
Window Glazing Double pane
Interior Window Frame Vinyl
Window Styles Sliding, Casement, Fixed pane
(I-4) Repair: Multiple lost seals were noted in the glazing: possible one at west side of garage remodel - definite in basement @ east side. This has resulted in fogging between the panes of glass that cannot be cleaned without glazing repair or replacement. Hire a glass replacement company to further evaluate and replace all windows with lost seals.
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Mechanical Ventilation
Bath Fan Ducting Ductwork not visible, Ducted to exterior
Kitchen Fan Ducting Ductwork not visible
Roof/Attic
Roof Materials
Method of Roof Inspection Walked on roof
Roof Style Gable
Roof Materials Architectural grade composition shingle
Approximate Age of Roof 18 Years
(RA-1) Repair: Tune up repairs are recommended to prolong the useful service life of this roof. The roofing material on this building is done in an architectural grade composition shingle. These shingles are often rated as 25-30 years shingles, though I find in practice, as a roof assembly, 18-22 years is more realistic depending on the quality of the installation, the amount of exposure and the pitch of the roof. Hire a licensed roofing contractor to further evaluate and repair this roof to insure reliable roof performance. Examples of repair items noted during inspection include:
- Upper roof at the west side, roofing has inadequate overhang on the fascia.
- Localized physical damage from moss cleaning - could be difficult to fix
- Plumbing vent is disconnected - is this needed? See daylight in pipe.
- Disconnected plumbing vent in attic
- More disconnected plumbing vent in attic
- Missing shingles next to rooftop deck
Upper roof at the west side, roofing has inadequate overhang on the fascia. |
Localized physical damage from moss cleaning - could be difficult to fix |
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Upper roof at the west side, roofing has inadequate overhang on the fascia. |
Localized physical damage from moss cleaning - could be difficult to fix |
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Plumbing vent is disconnected - is this needed? See daylight in pipe. |
Disconnected plumbing vent in attic |
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Plumbing vent is disconnected - is this needed? See daylight in pipe. |
Disconnected plumbing vent in attic |
More disconnected plumbing vent in attic |
Missing shingles next to rooftop deck |
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More disconnected plumbing vent in attic |
Missing shingles next to rooftop deck |
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Skylights
Insulated curb style
Gutters and Downspouts
Aluminum
(RA-2) Repair (WDO): The gutters are clogged with organic debris and require cleaning and an all-around tune-up as multiple places were noted where gutters and downspouts are leaking and not sloped to drain - see loose gutters at SE corner. Clean the gutters and implement tune-up repairs to insure they are unobstructed, well fastened, leak free and sloped to drain.
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Leak in gutters in the garden shed below the NE deck |
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Leak in gutters in the garden shed below the NE deck |
Organic debris piling up on top of gutter sponges. |
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Organic debris piling up on top of gutter sponges. |
(RA-3) Repair: The roof gutter system for this building is incomplete and requires repair to insure proper control of roof runoff - see east side upper roof. Complete gutters and downspouts as needed to control roof runoff.
Gutters are just installed over the deck |
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Gutters are just installed over the deck |
Attic Access
Viewed at access
Roof Framing and Sheathing
Rafters Truss
Sheathing Plywood
(RA-4) Note: I inspected the attic space today and no red flags were noted regarding prior moisture build-up or relative humidity - see specifically the accessible part of upper roof. Venting appeared unrestricted. Wood has a nice bright color indicating no prior moisture problems with relative humidity. As this is a new building, I would monitor this after moving in.
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Attic Insulation
Insulation Type Fiberglass, Cellulose
Approximate Insulation R-Value on Attic Floor 38
Approximate Insulation R-Value on Attic Ceiling 11
Attic and Roof Cavity Ventilation
Attic Ventilation Method Roof jack vents
(RA-5) Repair (WDO): The attic and roof cavity ventilation appears to be non-standard - see above garage conversion and also lower roof. Standards today recommend open ventilation levels in a ratio of 1 to 150 of the attic area. Proper roof cavity ventilation is important to keep the attic space cool and dry. I recommend having a qualified general contractor evaluate the level of ventilation on this roof and improve with ridge, soffit, core or other vents as needed. Proper attic ventilation is important for the roofing materials to perform as intended and to reduce chances for condensation problems and heat build-up in the attic
No venting noted at lower roof |
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No venting noted at lower roof |
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No ventilation has been provided for the roof framing above the remodeled garage |
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No ventilation has been provided for the roof framing above the remodeled garage |
Plywood looked OK in eaves when viewed from attic above old garage |
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Plywood looked OK in eaves when viewed from attic above old garage |
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Exterior/Garage
Siding and Trim
Trim Material Wood
Siding Material Fiber-cement, Beveled cedar
(EG-1) Repair: Localized paint touch-up is needed to the exterior - see exposed sides of the building.
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(EG-2) Monitor: Visual inspection of the fiber cement siding installation showed details that are not consistent with modern manufacturers installation requirements. This is typical for this age of construction. Some of the items noted can be repaired or improved, while others simply are the way they are until a larger re-siding is needed. In this case, I see nothing worth repairing at this time. Examples of observations noted during inspection include:
- Siding run right to the horizontal flashing and sealed. This is not recommended but difficult to fix at this point.
- No flashings noted for mounting blocks - hard to fix at this point - must maintain with caulking.
Siding run right to the horizontal flashing and sealed. This is not recommended but difficult to fix at this point. |
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Siding run right to the horizontal flashing and sealed. This is not recommended but difficult to fix at this point. |
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No flashings noted for mounting blocks - hard to fix at this point - must maintain with caulking. |
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No flashings noted for mounting blocks - hard to fix at this point - must maintain with caulking. |
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(EG-3) Note: For a "best practices" installation guide for one of the most commonly installed brands of fiber cement siding please see the following link: https://www.jameshardiepros.com/getattachment/d24d99fd-89c1-4fca-9756-d0aa0c33c4d9/intro-tools-hz10-us-en.pdf
Eaves
Open rafters, Plywood
Exterior Doors
Solid core, Sliding glass
Exterior Window Frames
Vinyl
Decks and Balconies
Present
Deck Structure Ground contact treated lumber, Appearance grade treated lumber
Deck Ledger Board Non-standard
Guardrail Standard
Decking Material Plastic/synthetic material
(EG-4) Major Concern: The SE deck is is missing a proper ledger system to connect the deck to the house in a reliable fashion - see off kitchen. This risks deck failure under live loads. I have attached a diagram showing proper deck attachment to the house. Hire a qualified general contractor to further evaluate and repair this deck. Short term repairs can often be made by building a post and beam system to pick up loads adjacent to the house. Long term, re-building is needed.
This flashing is run over the decking - this can allow water to run below the flashing. |
Diagram shows standard ledger attachment and flashing |
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This flashing is run over the decking - this can allow water to run below the flashing. |
Diagram shows standard ledger attachment and flashing |
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(EG-5) Note: To see a prescriptive guide for residential wood deck construction see this link: https://getscribeware.com/blog/wp-content/uploads/2017/11/AWC-DCA62012-DeckGuide-1405.pdf
(EG-6) Note: The deck has a roof system build below the decking to keep the area below the deck dry. One problem with this configuration is that debris can become trapped and inhibit proper drainage and there is no way to access or inspect this area without removing the roof. As a precaution I recommend removing the metal roofing material and cleaning to insure the deck here is sound and the roof will perform as intended.
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(EG-7) Monitor: An inadequate footing system was used for this deck. The footings for deck posts should be a minimum 12-inches below the undisturbed surface and should generally be set onto compacted and good weight-bearing soils. These seemed to be pre-cast pier blocks near grade. I noted some mild settlement at the spa deck and the stairs to the NE deck. I did not see any at the other decks. as minor at the time of inspection. Monitor and make corrections if needed.
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(EG-8) Repair: The deck guardrail is not to modern standard - see openings around the tree. A 36 inches tall railing is recommended for all decks and porches more than 30 inches off the ground. Openings no larger than 4 inches are recommended and railings should not be run horizontally as this creates an unsafe ladder effect. All posts and railing should also be adequately stiff to prevent a falling adult. Hire a licensed general contractor to evaluate and repair.
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Porches
Present
Chimneys
Present
Chimney Material Masonry
Chimney Flue Liners Present
Garage
Detached
Automatic Garage Opener Present
Garage Door Type Metal
Grounds
Drainage and Lot Location
Clearance to Grade Standard
Downspout Discharge Below grade
Lot Description Steep slope
(G-1) Due Diligence: A steep bank exists on this property. An evaluation of soil stability is beyond the scope of this inspection. I recommend hiring a soils engineer to further evaluate the property, foundation setbacks, settlement and drainage. Repairs and improvements should be made as recommended. You could also start by inquiring with the seller for any information they have gathered to date.
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(G-2) Repair: Eliminate siding /soil contact to reduce the chances for rot and pest damage and repair any hidden rot as needed - SE corner. Generally, a 6-inch clearance between soils and wood is recommended. This is often not realistic on older homes, but repairs should be made to get as much clearance as is possible and all contact must be eliminated.
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Small spot of soils contact where the foundation steps |
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Small spot of soils contact where the foundation steps |
(G-3) Due Diligence: Newer plastic pipe was noted for the downspouts to discharge into, indicating the storm drain system here has been updated. Inquire with the sellers about the scope and extent of this work and if there were any reasons for this work such as prior basement or crawl space moisture problems.
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Driveways/Walkways/Flatwork
Driveway Gravel
Walkways Flagstone
Patios None noted
Window and Stairwells
None Noted
Grounds, Trees and Vegetation
Trees/Vegetation too near building Yes
(G-4) Due Diligence: An arborist should be hired to further evaluate the large trees on the property and prune or remove as recommended. Whenever large trees are located near a house a higher level of maintenance should be expected to keep trees safe and healthy and to eliminate the risks of damage to the home or building materials and to eliminate rodent entry points.
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(G-5) Repair (WDO): All trees, branches and vegetation should be pruned at least six feet away from the house to eliminate conducive pest conditions and rodent entry points.
Retaining Walls
None noted
Exterior Stairs
Standard
Fences
None noted
Carport, Outbuildings and Other
None noted
Invoice -- Single Family Inspection
| Inspection with digital report | $595.00 |
| $595.00 |
Orca Inspection Services LLC
C/O Dylan Chalk
5761 NE Tolo Rd
Bainbridge Island, WA , WA 98110
(206) 713-5715
Orca Inspection Services LLC
Phone: (206) 713-5715
orcainspect@gmail.com
http://www.orcainspect.com
Inspected by Dylan Chalk
WA State Pest License #: 65540
WA State Home Inspector #: 365
