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.homeinspector.org/Standards-of-Practice 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 ensure 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:
- 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.
- 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.
- ImproveObservations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
- MonitorItems that should be watched to see if correction may be needed in the future.
- Due DiligenceObservation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair.
- Future ProjectA repair that may be deferred for some time but should be on the radar for repair or replacement in the near future.
- 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.
- Notes and LimitationsRefers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
- 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
- (PWDO-2) Pests and Wood Destroying Organisms:
Moisture ant damaged wood was noted in a localized area of the building - see below the entry porch in the pony wall - west side of crawl space. Moisture ants are a wood destroying organism that indicate there is a problem with wet wood. They will often form nests and tunnels and can damage structural wood. Once repairs are made to eliminate the moisture sources, the ants typically go away, so treatment is rarely needed. In this case, live ants were found suggesting that the water problems require repair. Damaged sheathing was noted. This is a tricky spot where concrete is installed over the sheathing at the entry porch. I recommend additional inspection by a qualified contractor - repair as recommended.
- (E-1) Electrical:
This building appears to be set up with backup power from a generator. However, I did not find a transfer switch anywhere. These are critical: generator transfer switches must disable line load before generator loads can be opened up or you risk fatal injuries to linemen. Have this further evaluated and repaired as recommended by a licensed electrician.
- (E-11) Electrical:
Overall, numerous red flags were noted in the wiring system indicating unreliable and incomplete wiring practices. I recommend additional inspection and repair of the wiring system by a licensed electrical contractor. This should be considered urgent for safety reasons. Examples of red flags and defects found during inspection are in this chapter.
- (RA-2) Roof/Attic:
The gutters are clogged with organic debris and require cleaning to ensure proper control of roof runoff. Clean the gutters and ensure they are unobstructed, leak free and properly sloped to drain. I list as a major concern due to urgency - they are very clogged and the rains are coming soon.
Repairs
- (PWDO-1) Pests and Wood Destroying Organisms:
Minor rodent damage was noted in the crawl space below the house - see some urine stains on the vapor barrier. Rodent issues are very common in our climate and can often necessitate some on-going control and exclusion work. Hire a rodent control company to further investigate and clean the space and set and monitor traps to see if this is old or if any additional exclusion work is needed. Also, be sure to repair the damaged crawl space vent screens.
- (PWDO-4) Pests and Wood Destroying Organisms:
Wood and cellulose storage was noted in the crawl space. This can encourage wood destroying organisms. Removal of all cellulose debris from the crawl space is recommended to eliminate conditions conducive to wood destroying organisms.
- (CS-1) Crawl Space:
Seal up the hole between the garage and the crawl space to complete the fire separation.
- (CS-2) Crawl Space:
The screens for the crawl space vents are damaged and could allow rodent entry - see especially west side. Use 1/4 inch wire mesh screen and be sure all openings are well sealed to prevent rodent entry. Do not apply multiple layers of screen as this will restrict air flow.
- (E-4) Electrical:
Missing bridge connections were noted at the 240-volt circuits in the main electric panel - see right side panel. This risks only one pole of this circuit tripping. This is a safety hazard that should be repaired by a licensed electrician.
- (E-5) Electrical:
Screws with sharp ends, like wood screws, are not recommended to secure the dead-front cover to the electric panel as these can puncture wiring insulation. Use blunt screws only.
- (E-6) Electrical:
Repair the over-fused circuit in the sub-panel. These #14s should be on a 15-amp breaker not a 40. Have a licensed electrician further evaluate and repair.
- (E-7) Electrical:
Inadequate labeling of the breakers was noted during inspection of the sub-panel. This should be corrected for improved safety.
- (E-8) Electrical:
Openings were noted in the sub-panel. This can allow unintended access to the wiring inside this sub-panel and can be a safety hazard. Cover all openings in the sub-panel.
- (E-9) Electrical:
Several nicks were noted on the wire cable in the crawl space - see NE corner. Cover damaged insulation on these cables.
- (E-10) Electrical:
Abandoned wiring was noted below the fireplace - master bedroom. This should be eliminated or properly terminated inside a listed junction box.
- (E-12) Electrical:
Remove the abandoned lights in the crawl space.
- (E-13) Electrical:
The missing cover plates should be installed to cover all access to wiring at switches and receptacles - see switches in crawl space. Please note that extension rings may be needed as the reveal between the outlets and switches and the wall finishes is not even.
- (E-14) Electrical:
The loose switch in the laundry room should be repaired or replaced as needed - see how the inside of the switch is exposed here.
- (E-15) Electrical:
I did not see a switch for the light in the crawl space. Have this light provided with a switch.
- (HCF-1) Heating, Cooling and Fireplaces:
The third and fourth wires for the condensate pump have not been connected - these are designed so that the furnace will lock out if the pump is not working correctly - a feature designed to reduce the chances of water damage from condensate. Have this further evaluated and repaired by a heating contractor. This is not too urgent as the condensate pump is in the crawl space.
- (HCF-2) Heating, Cooling and Fireplaces:
The heat pump listing plate recommends over current protection for the heat pump compressor not exceed 40 amps. It appears that the heat pump is protected by a 60 amp breaker. Have this further evaluated and repaired as recommended by a licensed electrician to ensure the heat pump is adequately protected.
- (HCF-3) Heating, Cooling and Fireplaces:
Annual servicing is recommended for all heating and cooling equipment to ensure reliable performance. This house has an air-sourced heat pump system. The system was tested in heating mode during inspection and was operational. No recent service records were noted on the air handler. I recommend keeping this heat pump on an annual service schedule. The filter was clean at the tome of inspection - located at the cold air return.
- (HCF-4) Heating, Cooling and Fireplaces:
No heat source was noted for the family bathroom. An adequate heat supply is needed for all finished square footage. Hire a licensed electrician or heating contractor to install a heat source as needed. You may be able to get away without one, but odd that none was installed.
- (HCF-5) Heating, Cooling and Fireplaces:
The glass for the gas log fireplace is cloudy. Though very common, this is not the intended appearance of a decorative gas log fireplace. Sometimes, silicates from the logs can get etched onto the glass which can make cleaning nearly impossible. Hire a gas log specialist to service the gas log fireplace and clean or replace the glass as needed.
- (P-3) Plumbing:
The supply pipe insulation is incomplete in the crawl space. Be sure all supply lines in unheated spaces have been adequately insulated to protect from freezing conditions that could damage the pipes and to prevent heat loss from hot water pipes.
- (P-5) Plumbing:
There is no evidence that the water heating equipment has been serviced since it was installed. Inquire with the existing homeowner as to its last servicing. Please note that most home owners never service their water heater. This is partly why they only last on average of 8-12 years. To maximize the useful life of a water heater, the appliance should be serviced per the manufactures recommendations. The elements or burners should be checked. The tank should be flushed to remove sediment in the bottom of the tank. The dip tube and sacrificial anode should be inspected and updated if necessary.
- (P-9) Plumbing:
The control panel buttons for the washer and dryer are damaged -see where the panels have worn through on primary control buttons. Repair as needed.
- (P-10) Plumbing:
The dryer exhaust duct should be cleaned for improved safety. This is important regular maintenance to eliminate a potential fire hazard.
- (MB-1) Master Bathroom:
The trap seal is too deep for the right side master bath sink - this should not exceed 4 inches. Have this drain piping further evaluated and repaired by a licensed plumber.
- (MB-2) Master Bathroom:
Poor functional flow was noted at this bathroom sink - see especially hot water at the left side sink. This may be from localized restrictions in the aerator, supply hoses or angle stops, or it may be indicative of a larger problem with the supply plumbing system. Hire a licensed plumbing contractor to further evaluate and repair.
- (MB-3) Master Bathroom:
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 annual cleaning and sealing tile grout inside the shower surrounds to prolong the useful life of the tile.
- (K-1) Kitchen:
The loose faucet for the kitchen sink should be secured to prevent leaks. Repair the loose kitchen sink faucet as needed.
- (K-2) Kitchen:
This home has a Bosch dishwasher Model #: SHE44C Serial #: FD-8607 (Customer Service # 800-944-2904). These dishwashers are the subject of a CPSC recall regarding potential of overheating and fires. You should stop using this appliance and call BSH Home Appliances hotline @ at (800) 856-9226 for more information. Repair or replace this dishwasher as recommended.
- (I-1) Interior:
Squeaky sub-floor was noted - see 2nd floor around the hallway. This happens when inadequate adhesive was used to secure the sub-floor to the floor frame. Screws can be used to secure loose sub-floor if the framing lay-out can be found. Finding the lay-out can be difficult if the ceiling below is finished. Often this involves removing the carpet to find the lay out and screw / secure the loose sub-floor. This is a cosmetic defect that should be repaired as desired. The best time to repair this is when replacing the current finish floor.
- (I-3) Interior:
The drywall / sheetrock finishes require some tune-up repair: See localized cracking, nail pops and minor cracks. A few 45 degree cracks at door frames inside some minor settlement. Much of the repair work looks cosmetic: see nail pops, opening tape seams and a hole in the wall - 2nd floor hallway. Repair sheetrock cracks and damage as needed.
- (I-4) Interior:
The stairs to the 2nd floor are non-conforming stairs. This will not be cost effective to correct. Use caution when navigating these steep stairs. Odd that the stair treads are only 10-inches.
- (RA-1) Roof/Attic:
The roofing material on this building appears to be a roughly 11-year old dimensional or architectural grade shingle. These are often rated as 30-year shingles. In practice, as a roof assembly, I find these last closer to 18-22 years depending on the quality of the installation, the steepness of the roof and the amount of exposure. The installation appears neat and professional but a few repairs are needed. Hire a licensed roofing contractor to further evaluate and repair the roof to ensure reliable performance. Examples of specific observations noted during inspection include:
- (EG-1) Exterior/Garage:
The gutters have been installed closer than 1 inch to the siding. The manufacturer of this siding recommends a 1 inch gap between the gutter and the siding. The current installation does not comply with recommended manufacturers installation requirements. Repair as needed to comply with installation requirements.
- (EG-2) Exterior/Garage:
Inadequate kick-out flashings were noted between the roof and wall junctures. These are important to divert water away from the siding and onto the roof to prevent water from running behind the siding. Hire a qualified contractor familiar with siding installation to further evaluate and repair.
- (EG-3) Exterior/Garage:
Visual inspection of the fiber cement siding installation showed the need for repairs as well as some installation 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. Consult with a qualified contractor to further investigate the siding and repair as recommended to prolong the useful life of the siding. Examples of observations noted during inspection include:
- Missing back flashings at butt joints - these flashings can be retrofit on exposed sides of the building with metal flashing tabs or maintained with caulking.
- Siding run right to the horizontal flashing and sealed. This is not recommended but difficult to fix at this point.
- The hole in the siding at the north side should be sealed
- (EG-4) Exterior/Garage:
The wooden door jamb material is rotting at its base near the threshold - see south crawl space access door. This condition risks hidden water damage to the floor and framing around the door. Repair / replace damaged wood as needed.
- (EG-6) Exterior/Garage:
Several of the deck joists are not well secured against the ledger board - it seems they were cut too short. This could be difficult to correct at this point. Have this further evaluated and repaired as recommended by a qualified contractor.
- (EG-7) Exterior/Garage:
The automatic garage door opener for the large door is not performing as intended - the button for the door needs to be held down to get the door to operate. This could indicate the laser eyes require some adjustment. Have this door further evaluated and repaired as recommended by a specialist.
- (EG-8) Exterior/Garage:
The small overhead garage door does not reverse under resistance to closing. Adjustment of the sensitivity is recommended for improved safety. This typically involves adjusting a small plastic screw on the opener.
- (G-2) Grounds:
Downspouts are discharging adjacent to the foundation - see south side of house. This can cause foundation settlement or basement / crawl space moisture problems. Make sure all downspouts discharge into a proper tight-line system that diverts water at least 5 feet away from the foundation.
- (G-3) Grounds:
All trees, branches and vegetation should be pruned at least six feet away from the building to eliminate a condition conducive to wood destroying organisms and a path for rodent entry.
Improves
- (E-2) Electrical:
AFCI (arc fault protection) is now required on all branch circuits supplying outlets or devices installed in residential dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, and similar rooms and areas. The goal of this protection is to reduce risks of electrical fires. Consult with a licensed electrician about improving circuit protection as desired. Please note that if you add circuits to the existing system, they should comply with modern AFCI standards.
- (E-3) Electrical:
The arc fault protection breakers in this panel are an older "branch feeder" model AFCI. These are first generation technology and they will not perform as reliably as new versions of arc fault protection known as "Combination" AFCI. Updating is recommended. Consult with a licensed electrician about updating to a combination AFCI where arc fault protection is desired and please note that our standards of where arc fault protection is required has changed over the years. How far you wish to go with updating is discretionary.
- (P-8) Plumbing:
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
- (EG-5) Exterior/Garage:
The deck guardrail is not using any 4x4 posts, just smaller spindles. Modern deck guardrail requirements recommend a 4x4 post at minimum intervals of 6 feet.
Monitors
- (PWDO-3) Pests and Wood Destroying Organisms:
Dead carpenter ants were noted during inspection today - see same location behind porch as the active moisture ant issues. No live ants were found during inspection, but a treatment may be needed. There is always a risk of hidden structural damage or a hidden moisture problem when there have clearly been carpenter ants in the home. Inquire with the seller for a history of repairs and treatment and monitor for large black ants. If ants are found, have the property evaluated and treated by a licensed pest control operator.
- (G-1) Grounds:
Corrugated storm drain pipe appears to be used for at least some of the sub-surface storm drains. This product is prone to failure as it is susceptible to crushing and clogging. Monitor these drains after heavy rains and keep your gutters clean to prolong the service life of this pipe. Clogged and overflowing pipes would indicate a need for replacement.
Due Diligences
- (FSD-1) Fuel Storage and Distribution:
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.
- (P-4) Plumbing:
Based on visible components, this property appears to have a private on-site septic system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. I recommend:
- Investigating any information about this system's maintenance and repair history
- Reviewing any documentation available for this system
- Learning inspection and maintenance requirements for this system
- Hire a qualified specialist evaluate, perform maintenance and make repairs as needed
- (I-2) Interior:
Cupping hardwood floors were noted on the main floor. This could be difficult to repair cosmetically without re-finishing all the floors. Consult with a hardwood flooring specialist to further evaluate and repair as desired. At the moment this appears to be a cosmetic defect. This can be caused by many different conditions, a common problem is not letting the floors adjust to the house long enough before installing.
Notes
- (SB-1) Structure and Basement:
Typical small cracks were noted in the foundation - see east side. No repair appears needed at this time. Minor settlement and shrinkage cracks are common in poured concrete and do not require repair as long as they do not continue to grow. The best way to prevent on-going settlement is by controlling roof runoff and site drainage to promote dry soils around the foundation; wet soils do not bear weight well. This will also help to prevent basement or crawl space moisture problems.
- (SB-2) Structure and Basement:
Nice positive connections noted on posts and beams in crawl space. This will help the building resist failure in a seismic event.
- (P-1) Plumbing:
This shows the main water shut off in the garage.
- (P-2) Plumbing:
I noted that the water heating system has a circulation pump. This appeared to be operating at the time of inspection. For improved efficiency these are often put on timers so the pump can be timed to go off at night and in the middle of the day. I noted a timer for the pump - I recommend setting as desired so the pump is operating during your likely hot water demand times.
- (P-6) Plumbing:
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-7) Plumbing:
I did not run / test the laundry sink because it was full of personal items.
- (PB-1) Powder Bathroom:
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 bathtub 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 less stress on plumbing than daily use. Any defects uncovered during inspection are listed in this report.
- (RA-3) Roof/Attic:
I inspected the attic space today and no red flags were noted regarding prior moisture build-up or relative humidity. Venting appeared unrestricted where visible. Wood has a nice bright color indicating no prior moisture problems with relative humidity or heat migration into the attic.
Structure and Basement
Foundation
% of Foundation Not Visible 30%
Evidence of Seismic Protection Present
Building Configuration Crawl space, Slab on grade
Foundation Description Poured concrete
Typical small cracks were noted in the foundation - see east side. No repair appears needed at this time. Minor settlement and shrinkage cracks are common in poured concrete and do not require repair as long as they do not continue to grow. The best way to prevent on-going settlement is by controlling roof runoff and site drainage to promote dry soils around the foundation; wet soils do not bear weight well. This will also help to prevent basement or crawl space moisture problems.
Floor, Wall and Ceiling Framing
Wall Framing Not visible
Wall Insulation Not visible
Wall Sheathing Not visible
Floor Framing Partly visible, Wood I-Joists
Sub-Floor Material Not visible, OSB
Ceiling Framing Not visible
Nice positive connections noted on posts and beams in crawl space. This will help the building resist failure in a seismic event.
Basement
None
Pests and Wood Destroying Organisms
Pests and Rodents
Present
Minor rodent damage was noted in the crawl space below the house - see some urine stains on the vapor barrier. Rodent issues are very common in our climate and can often necessitate some on-going control and exclusion work. Hire a rodent control company to further investigate and clean the space and set and monitor traps to see if this is old or if any additional exclusion work is needed. Also, be sure to repair the damaged crawl space vent screens.
Wood Destroying Organisms
Visible Evidence of Active Wood Destroying Insects Present
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
Moisture ant damaged wood was noted in a localized area of the building - see below the entry porch in the pony wall - west side of crawl space. Moisture ants are a wood destroying organism that indicate there is a problem with wet wood. They will often form nests and tunnels and can damage structural wood. Once repairs are made to eliminate the moisture sources, the ants typically go away, so treatment is rarely needed. In this case, live ants were found suggesting that the water problems require repair. Damaged sheathing was noted. This is a tricky spot where concrete is installed over the sheathing at the entry porch. I recommend additional inspection by a qualified contractor - repair as recommended.
Dead carpenter ants were noted during inspection today - see same location behind porch as the active moisture ant issues. No live ants were found during inspection, but a treatment may be needed. There is always a risk of hidden structural damage or a hidden moisture problem when there have clearly been carpenter ants in the home. Inquire with the seller for a history of repairs and treatment and monitor for large black ants. If ants are found, have the property evaluated and treated by a licensed pest control operator.
Crawl Space
Crawl Space Access
Method of Inspection Walked
Seal up the hole between the garage and the crawl space to complete the fire separation.
Vapor Barrier
Vapor Barrier Material Plastic on earth
Crawl Space Ventilation
Ventilation Method Exterior wall vents
The screens for the crawl space vents are damaged and could allow rodent entry - see especially west side. Use 1/4 inch wire mesh screen and be sure all openings are well sealed to prevent rodent entry. Do not apply multiple layers of screen as this will restrict air flow.
Posts and Footings
Standard
Insulation
Insulation Type Fiberglass
Approximate R-Value R-30
Moisture Conditions
None noted
Electrical
Service Equipment
Volts 120/240
Service Drop Underground
Meter Base Amperage 200
Service Entrance (SE) conductor Size Aluminum, 4/0, 200 amps, Aluminum, 4/0, 200 amps
Main Panel Amperage 200 amps, 200 amps
Electric Service Amperage 200 amps, 200 amps
Main Electric Panel Location Garage, Garage
This building appears to be set up with backup power from a generator. However, I did not find a transfer switch anywhere. These are critical: generator transfer switches must disable line load before generator loads can be opened up or you risk fatal injuries to linemen. Have this further evaluated and repaired as recommended by a licensed electrician.
AFCI (arc fault protection) is now required on all branch circuits supplying outlets or devices installed in residential dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, and similar rooms and areas. The goal of this protection is to reduce risks of electrical fires. Consult with a licensed electrician about improving circuit protection as desired. Please note that if you add circuits to the existing system, they should comply with modern AFCI standards.
The arc fault protection breakers in this panel are an older "branch feeder" model AFCI. These are first generation technology and they will not perform as reliably as new versions of arc fault protection known as "Combination" AFCI. Updating is recommended. Consult with a licensed electrician about updating to a combination AFCI where arc fault protection is desired and please note that our standards of where arc fault protection is required has changed over the years. How far you wish to go with updating is discretionary.
Missing bridge connections were noted at the 240-volt circuits in the main electric panel - see right side panel. This risks only one pole of this circuit tripping. This is a safety hazard that should be repaired by a licensed electrician.
Sub Panels
Sub-panel
Sub-panel Main Conductor Copper, #6, 60 amps
Sub--Panel Amperage 60
Sub-Panel Location Crawl space
Screws with sharp ends, like wood screws, are not recommended to secure the dead-front cover to the electric panel as these can puncture wiring insulation. Use blunt screws only.
Repair the over-fused circuit in the sub-panel. These #14s should be on a 15-amp breaker not a 40. Have a licensed electrician further evaluate and repair.
Inadequate labeling of the breakers was noted during inspection of the sub-panel. This should be corrected for improved safety.
Openings were noted in the sub-panel. This can allow unintended access to the wiring inside this sub-panel and can be a safety hazard. Cover all openings in the sub-panel.
Branch Wiring
Wire Material Copper and Multi-strand Aluminum
Wiring Method Non-metallic sheathed cable
Several nicks were noted on the wire cable in the crawl space - see NE corner. Cover damaged insulation on these cables.
Abandoned wiring was noted below the fireplace - master bedroom. This should be eliminated or properly terminated inside a listed junction box.
Overall, numerous red flags were noted in the wiring system indicating unreliable and incomplete wiring practices. I recommend additional inspection and repair of the wiring system by a licensed electrical contractor. This should be considered urgent for safety reasons. Examples of red flags and defects found during inspection are in this chapter.
Receptacles and Fixtures
Inspection Method Random Testing
Outlets Three wire outlets
The missing cover plates should be installed to cover all access to wiring at switches and receptacles - see switches in crawl space. Please note that extension rings may be needed as the reveal between the outlets and switches and the wall finishes is not even.
The loose switch in the laundry room should be repaired or replaced as needed - see how the inside of the switch is exposed here.
I did not see a switch for the light in the crawl space. Have this light provided with a switch.
Smoke and Carbon Monoxide Detection 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 Easty Yard
Propane Shutoff Location At tank
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 Forced air furnace, Heat pump
Manufacturer Goodman
Capacity 4-Tons
Age 2007
Filtration System Disposable
The third and fourth wires for the condensate pump have not been connected - these are designed so that the furnace will lock out if the pump is not working correctly - a feature designed to reduce the chances of water damage from condensate. Have this further evaluated and repaired by a heating contractor. This is not too urgent as the condensate pump is in the crawl space.
Cooling Systems / Heat Pumps
Present
Manufacturer Goodman
Energy Source Electric
Age 2007
The heat pump listing plate recommends over current protection for the heat pump compressor not exceed 40 amps. It appears that the heat pump is protected by a 60 amp breaker. Have this further evaluated and repaired as recommended by a licensed electrician to ensure the heat pump is adequately protected.
Annual servicing is recommended for all heating and cooling equipment to ensure reliable performance. This house has an air-sourced heat pump system. The system was tested in heating mode during inspection and was operational. No recent service records were noted on the air handler. I recommend keeping this heat pump on an annual service schedule. The filter was clean at the tome of inspection - located at the cold air return.
Heating / Cooling Distribution Systems
Heat Source in Each Room Incomplete
Distribution Method Ductwork
No heat source was noted for the family bathroom. An adequate heat supply is needed for all finished square footage. Hire a licensed electrician or heating contractor to install a heat source as needed. You may be able to get away without one, but odd that none was installed.
Additional Heat Sources
None noted
Gas Fireplaces
Present
Fireplace Types Sealed gas log fireplace
The glass for the gas log fireplace is cloudy. Though very common, this is not the intended appearance of a decorative gas log fireplace. Sometimes, silicates from the logs can get etched onto the glass which can make cleaning nearly impossible. Hire a gas log specialist to service the gas log fireplace and clean or replace the glass as needed.
Solid Fuel Fireplaces
None noted
Plumbing
Water Service Supply
Pipe Material Plastic
Well or Public Supply Public water
Water Pressure 50 PSI
Pressure Reducing Valve None noted
Main Water Shut-off Location Garage
Distribution Pipe
Pipe Insulation Non-standard
Supply Pipe Materials Copper
Functional Flow Average
I noted that the water heating system has a circulation pump. This appeared to be operating at the time of inspection. For improved efficiency these are often put on timers so the pump can be timed to go off at night and in the middle of the day. I noted a timer for the pump - I recommend setting as desired so the pump is operating during your likely hot water demand times.
The supply pipe insulation is incomplete in the crawl space. Be sure all supply lines in unheated spaces have been adequately insulated to protect from freezing conditions that could damage the pipes and to prevent heat loss from hot water pipes.
Waste Pipe and Discharge
Discharge Type Septic system
Waste and Vent Pipe Materials ABS plastic
Based on visible components, this property appears to have a private on-site septic system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. I recommend:
- Investigating any information about this system's maintenance and repair history
- Reviewing any documentation available for this system
- Learning inspection and maintenance requirements for this system
- Hire a qualified specialist evaluate, perform maintenance and make repairs as needed
Water Heater
System Type Tank
Manufacturer Rheem
Size 65 gal
Age 2007
Energy Source Electricity
Temperature Pressure Relief Value Present - Not Tested
There is no evidence that the water heating equipment has been serviced since it was installed. Inquire with the existing homeowner as to its last servicing. Please note that most home owners never service their water heater. This is partly why they only last on average of 8-12 years. To maximize the useful life of a water heater, the appliance should be serviced per the manufactures recommendations. The elements or burners should be checked. The tank should be flushed to remove sediment in the bottom of the tank. The dip tube and sacrificial anode should be inspected and updated if necessary.
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/
Exterior Hose Bibs
Operating
Additional Sinks
Tested
Sewage Ejector Pumps
None noted
Sump Pumps and Drains
Floor Drain None noted
Sump Pumps None noted
Washer
Tested
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
The control panel buttons for the washer and dryer are damaged -see where the panels have worn through on primary control buttons. Repair as needed.
Dryer
Tested
Power Source Electric
Duct to Exterior Ducted
The dryer exhaust duct should be cleaned for improved safety. This is important regular maintenance to eliminate a potential fire hazard.
Additional Plumbing
None noted
Powder Bathroom
Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
None noted
Bathroom Ventilation
Type Fan and window
General Bath Condition
Standard
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 bathtub 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 less stress on plumbing than daily use. Any defects uncovered during inspection are listed in this report.
Family Bathroom
Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Tested
Bathroom Ventilation
Type Bath fan
General Bath Condition
Standard
Master Bathroom
Sinks and Cabinets
Tested
The trap seal is too deep for the right side master bath sink - this should not exceed 4 inches. Have this drain piping further evaluated and repaired by a licensed plumber.
Poor functional flow was noted at this bathroom sink - see especially hot water at the left side sink. This may be from localized restrictions in the aerator, supply hoses or angle stops, or it may be indicative of a larger problem with the supply plumbing system. Hire a licensed plumbing contractor to further evaluate and repair.
Toilet
Tested
Bathtub / Shower
Tested
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 annual cleaning and sealing tile grout inside the shower surrounds to prolong the useful life of the tile.
Bathroom Ventilation
Type Fan and window
General Bath Condition
Standard
Kitchen
Sinks and Faucets
Tested
The loose faucet for the kitchen sink should be secured to prevent leaks. Repair the loose kitchen sink faucet as needed.
Cabinets and Countertops
Countertop Material Slab Surface
Cabinet Material Wood laminate
Ventilation Method
Fan ducted to exterior
Appliances
Refrigerator Operating
Dishwasher Operated
Dishwasher Air Gap Present
Range/ Oven /Cook-tops Gas and electric
Disposer None noted
This home has a Bosch dishwasher Model #: SHE44C Serial #: FD-8607 (Customer Service # 800-944-2904). These dishwashers are the subject of a CPSC recall regarding potential of overheating and fires. You should stop using this appliance and call BSH Home Appliances hotline @ at (800) 856-9226 for more information. Repair or replace this dishwasher as recommended.
General Kitchen Condition
Standard
Interior
Floors
Floor Materials Carpet, Hardwood, Tile
Floor Settlement None noted
Squeaky sub-floor was noted - see 2nd floor around the hallway. This happens when inadequate adhesive was used to secure the sub-floor to the floor frame. Screws can be used to secure loose sub-floor if the framing lay-out can be found. Finding the lay-out can be difficult if the ceiling below is finished. Often this involves removing the carpet to find the lay out and screw / secure the loose sub-floor. This is a cosmetic defect that should be repaired as desired. The best time to repair this is when replacing the current finish floor.
Cupping hardwood floors were noted on the main floor. This could be difficult to repair cosmetically without re-finishing all the floors. Consult with a hardwood flooring specialist to further evaluate and repair as desired. At the moment this appears to be a cosmetic defect. This can be caused by many different conditions, a common problem is not letting the floors adjust to the house long enough before installing.
Walls, Ceilings, Trim and Closets
Wall and Ceiling Materials Drywall
The drywall / sheetrock finishes require some tune-up repair: See localized cracking, nail pops and minor cracks. A few 45 degree cracks at door frames inside some minor settlement. Much of the repair work looks cosmetic: see nail pops, opening tape seams and a hole in the wall - 2nd floor hallway. Repair sheetrock cracks and damage as needed.
Stairs and Railings
Non-standard
The stairs to the 2nd floor are non-conforming stairs. This will not be cost effective to correct. Use caution when navigating these steep stairs. Odd that the stair treads are only 10-inches.
Interior Doors
Solid Core
Windows
Window Glazing Double pane
Interior Window Frame Vinyl
Window Styles Sliding, Fixed pane
Mechanical Ventilation
Bath Fan Ducting Ductwork not visible
Kitchen Fan Ducting Ductwork not visible
Roof/Attic
Roof Materials
Method of Roof Inspection Walked on roof, Viewed with binoculars
Roof Style Gable
Roof Materials Architectural grade composition shingle
Approximate Age of Roof 11 years old
The roofing material on this building appears to be a roughly 11-year old dimensional or architectural grade shingle. These are often rated as 30-year shingles. In practice, as a roof assembly, I find these last closer to 18-22 years depending on the quality of the installation, the steepness of the roof and the amount of exposure. The installation appears neat and professional but a few repairs are needed. Hire a licensed roofing contractor to further evaluate and repair the roof to ensure reliable performance. Examples of specific observations noted during inspection include:
Skylights
None noted
Gutters and Downspouts
Seamless Aluminum
The gutters are clogged with organic debris and require cleaning to ensure proper control of roof runoff. Clean the gutters and ensure they are unobstructed, leak free and properly sloped to drain. I list as a major concern due to urgency - they are very clogged and the rains are coming soon.
Attic Access
Viewed at access
Roof Framing and Sheathing
Rafters Truss
Sheathing OSB
I inspected the attic space today and no red flags were noted regarding prior moisture build-up or relative humidity. Venting appeared unrestricted where visible. Wood has a nice bright color indicating no prior moisture problems with relative humidity or heat migration into the attic.
Attic Insulation
Insulation Type Fiberglass
Approximate Insulation R-Value on Attic Floor 38
Attic and Roof Cavity Ventilation
Attic Ventilation Method Soffit vents, Ridge vents
Exterior/Garage
Siding and Trim
Trim Material Wood
Siding Material Fiber-cement, Cedar shingles
The gutters have been installed closer than 1 inch to the siding. The manufacturer of this siding recommends a 1 inch gap between the gutter and the siding. The current installation does not comply with recommended manufacturers installation requirements. Repair as needed to comply with installation requirements.
Inadequate kick-out flashings were noted between the roof and wall junctures. These are important to divert water away from the siding and onto the roof to prevent water from running behind the siding. Hire a qualified contractor familiar with siding installation to further evaluate and repair.
Visual inspection of the fiber cement siding installation showed the need for repairs as well as some installation 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. Consult with a qualified contractor to further investigate the siding and repair as recommended to prolong the useful life of the siding. Examples of observations noted during inspection include:
- Missing back flashings at butt joints - these flashings can be retrofit on exposed sides of the building with metal flashing tabs or maintained with caulking.
- Siding run right to the horizontal flashing and sealed. This is not recommended but difficult to fix at this point.
- The hole in the siding at the north side should be sealed
Eaves
Open rafters
Exterior Doors
Solid core, Sliding glass
The wooden door jamb material is rotting at its base near the threshold - see south crawl space access door. This condition risks hidden water damage to the floor and framing around the door. Repair / replace damaged wood as needed.
Exterior Window Frames
Vinyl
Decks and Balconies
Present
Deck Structure Ground contact treated lumber
Deck Ledger Board Standard
Guardrail Non-standard
Decking Material Softwood
The deck guardrail is not using any 4x4 posts, just smaller spindles. Modern deck guardrail requirements recommend a 4x4 post at minimum intervals of 6 feet.
Several of the deck joists are not well secured against the ledger board - it seems they were cut too short. This could be difficult to correct at this point. Have this further evaluated and repaired as recommended by a qualified contractor.
Porches
Present
Chimneys
None noted
Garage
Attached
Automatic Garage Opener Present
Garage Door Type Metal, Metal
The automatic garage door opener for the large door is not performing as intended - the button for the door needs to be held down to get the door to operate. This could indicate the laser eyes require some adjustment. Have this door further evaluated and repaired as recommended by a specialist.
The small overhead garage door does not reverse under resistance to closing. Adjustment of the sensitivity is recommended for improved safety. This typically involves adjusting a small plastic screw on the opener.
Grounds
Drainage and Lot Location
Clearance to Grade Standard
Downspout Discharge Below grade
Lot Description Moderate slope
Corrugated storm drain pipe appears to be used for at least some of the sub-surface storm drains. This product is prone to failure as it is susceptible to crushing and clogging. Monitor these drains after heavy rains and keep your gutters clean to prolong the service life of this pipe. Clogged and overflowing pipes would indicate a need for replacement.
Downspouts are discharging adjacent to the foundation - see south side of house. This can cause foundation settlement or basement / crawl space moisture problems. Make sure all downspouts discharge into a proper tight-line system that diverts water at least 5 feet away from the foundation.
Driveways/Walkways/Flatwork
Driveway Concrete
Walkways Concrete
Patios None noted
Window and Stairwells
None Noted
Grounds, Trees and Vegetation
Trees/Vegetation too near building Yes
All trees, branches and vegetation should be pruned at least six feet away from the building to eliminate a condition conducive to wood destroying organisms and a path for rodent entry.
Retaining Walls
None noted
Exterior Stairs
Standard
Fences
None noted
Carport, Outbuildings and Other
Not inspected
Receipt -- Single Family Inspection
$695.00 | |
$695.00 | |
PAID |
Orca Inspection Services LLC
C/O Dylan Chalk
5761 NE Tolo Rd
Bainbridge Island, WA , WA 98110
(206) 713-5715