ICN#: 10296AR004

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. 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. 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.

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

Major Concerns

  • Crawl Space:

    (CS-7) Major Concern (WDO): Moderate water was noted in the crawl space. This condition may change seasonally, or with rain intensity. Moisture is bad for crawl spaces and can lead to interior molds, structural settlement and wood destroying organisms. Hire a drainage specialist or qualified contractor to further evaluate and correct this condition. Also see the Drainage section of this report for observations regarding exterior drainage repairs that are needed.

  • Interior:

    (I-2) Major Concern (WDO): High relative humidity was noted inside the building during inspection today. Any time a building has consistently high relative humidity conditions are conducive to molds and wood destroying organisms. Mold-like substances were noted in virtually every unit today. The condition is likely chronic from the drainage situation as well as old construction and no proper air barrier between the crawl space and the house. To repair, the crawl space needs to be dried out and an air barrier installed in the sub-floor. Indoor bath fans can also be added and employed where needed to facilitate air changes and dry out the home. I recommend consulting with an indoor air quality specialist or a qualified contractor about options for repair and remediation of all mold-like substances and control of indoor relative humidity. Examples of some observations during inspection include:

    • Condensation noted on most windows
    • Sweating at the toilet tank
    • Molds and condensation at an exterior door
    • Molds on the sheetrock in a bathroom
    • Note the black stains on the sub-floor insulation which indicate air leakage through the sub-floor.
  • Roof/Attic:

    (RA-1) Major Concern (WDO): The roofing material on this building appears to be a single ply roof membrane, it looks roughly 10-15 years old. These are often rated as 20-50 years roofs; service life depends on the thickness of the membrane as well as the quality of the installation. This installation is holing loads of water and there is evidence of active roof leakage - see infrared images of thermal anomalies as well as moisture meter readings in the ceiling of unit #4. I recommend additional inspection of this roof by a qualified roofing contractor. Repair or replace this roof as recommended to insure reliable performance and repair all water damaged materials inside as needed. Examples of red flags and defects found during inspection include:

    • Lots of organic debris and ponding on the roof
    • Water stains near 5the entry door in #4
    • Water stains above the entry door in #4
    • Looks as though water leaked into this light at some point #4
    • High moisture meter readings in kitchen. #4
    • Signs of white fungal rot visible through east side soffit vent.
  • Exterior/Garage:

    (EG-1) Major Concern (WDO): The exterior siding needs to be re-painted in the near term - see especially the exposed gable ends.

  • Grounds:

    (G-9) Major Concern (WDO): The SW corner of the entry deck is rotting and requires immediate water damage repair to insure safe performance from this deck. I would consider removing this odd enclosed storage space.


  • Structure and Basement:

    (SB-2) Repair (WDO): This foundation has old wooden form ties between the footing and the foundation stem wall. These are now rotting and could allow an opening for water or rodents. I recommend removing all old wooden foundation cleats and sealing with hydraulic cement as needed.

  • Crawl Space:

    (CS-1) Repair (WDO): Repair the wood rot at the crawl space access door - use pressure treated lumber for repairs.

  • Crawl Space:

    (CS-4) Repair (WDO): Crawl space vents are currently blocked by insulation - NE corner. Use cardboard baffles that mount onto the floor joists to pull insulation away from the vents and allow proper ventilation. Seal up vents with 1/4 inch wire mesh to prevent rodent entry.

  • Crawl Space:

    (CS-5) Repair (WDO): A rodent entry point was noted at the damaged crawl space vent screen - SE corner. There are seems to be some rotted wood here. Repair the screen and wood around the vent as needed.

  • Bathroom #4:

    (B4-2) Repair (WDO): Water damaged finishes were noted around the bath tub in bath #4 - see also high moisture meter readings. This is often caused by occupant behavior. Keep shower curtains closed and well-sealed during showering and bathing. Use of plastic diverters can help to prevent water leaking around the tub. Make efforts to keep this area dry and make cosmetic repairs as needed.

  • Interior:

    (I-4) Repair (WDO): This building has no provisions for mechanical ventilation - I did not find a 24 hour timer for a fan anywhere - perhaps I missed one? Installing a bath or laundry fan on a 24 hour timer is recommended to insure mechanical air changes. This can help keep relative humidity in check. As a general rule, keep relative humidity below 55% in cold weather to reduce chances for condensation. You can monitor relative humidity with inexpensive temperature and relative humidity gauges - I use one made by Acurite. For a nice fan system I recommend looking at Panasonic Whisper Green fans - these do not rely on a timer and run continuously to facilitate air changes. http://www.panasonic.com/business/building-products/ventilation-systems/products/whisper-green.asp

  • Roof/Attic:

    (RA-2) Repair (WDO): Repair all of the loose / poorly secured downspouts - see failing downspout at SW corner. Many of the downspouts are not well secured to the home and are vulnerable to disconnecting. This could lead to water damage. Tune up all downspouts to insure they are reliably secured.

  • Exterior/Garage:

    (EG-3) Repair (WDO): Mildew was noted to be growing on the wood outside on the eaves where the roof overhangs the building. This is from condensation and though typical, excessive mildew can be indicative of a wet lot or moisture coming off the ground around the building. When re-painting use chemicals such as bleach to kill the mildew and re-paint using mildew resistant paints. Always try and keep soils around the building as dry as possible by controlling roof and site drainage.

  • Exterior/Garage:

    (EG-7) Repair (WDO): The water proofing for the deck is in poor condition and requires replacement. Hire a qualified general contractor familiar with deck water proofing to further evaluate this condition and repair as recommended during other deck repairs.

  • Grounds:

    (G-1) Repair (WDO): Downspouts are discharging adjacent to the foundation - west side. This can cause foundation settlement or crawl space moisture problems. Make sure all downspouts discharge into a proper tight-line system or at least 5 feet away from the foundation.

  • Grounds:

    (G-3) 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. Please note that trees hanging over this house may originate on the neighbor's property. This could present some complications in tree pruning though a general precedent is that you are allowed to prune to the property line.

  • Grounds:

    (G-7) Repair (WDO): The deck railings require localized sanding and filling and painting - see where moss is growing out of the wood.

  • Grounds:

    (G-8) Repair (WDO): The base of one of the deck posts near the laundry is rotted and requires repair as a part of other exterior carpentry and stairs repairs.

  • Grounds:

    (G-10) Repair (WDO): Localized areas of rot and loose and damaged fencing was noted - see east side. This is characteristic of older fencing. Updating the fence is recommended to repair the fence and eliminate a condition conducive to wood destroying organisms.


  • Kitchen:

    (K-3) Improve (WDO): A ductless exhaust fan was noted for the cook-top. Installation of a fan that ducts to the exterior is recommended to remove moist air to the exterior. Please note that if you switch to a gas range or cooktop in the future, a fan that ducts to the exterior is required.


  • Exterior/Garage:

    (EG-2) Monitor (WDO): Inadequate head flashings were noted - see window trim. These are important to divert water around wood trim and to prevent water from running behind the siding. No signs of leakage were found at the time of inspection. Monitor as a repair could become needed.