Company Information

Spotlight Inspection

425.200.4166

daren@spotlightinspection.com
spotlightinspection.com
Published Report

Inspected By:

Daren Carper, Washington State License #2334

DIY (do it yourself)

How to Read This Report

This is a limited, visual, non-invasive inspection. It is not a warranty, a code inspection, or a technically exhaustive evaluation. See the Scope & Limitations chapter at the end of this report for full details.

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, descriptions, videos and hot links to additional information. This report can also be printed on paper or to a PDF document, but the best way to get the layers of information that are presented in this report is to read your report online, which will allow you to expand your learning about the inspected property.

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 and it may simply say “tested,” or “inspected.”

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:

  • Note:
    Refers to aside information and/or any comments elaborating on descriptions of systems in the home or limitations to the home inspection. These also include contextual photos of the house and pictures of various components of the house while operating.
  • Tier 1 - Major Concern:
    These represent priority items like major safety issues, active issues causing damage to the house, or items of significant expense that are looming in the near future.
  • Tier 2 - Repair:
    These are lower priority deficiencies that may not need immediate attention, but should be addressed in the near/medium term future. These are usually deferred maintenance items, occupant safety concerns, or sub-par construction/installation problems.
  • Tier 3 - Improve:
    These are things that are working but could be better. These are minor nuisance type concerns, or things related to safety, efficiency, or reliability issues. Often these are improvements that may not have been necessary--or even have existed--when the property being inspected was constructed (e.g. changes in building standards over time.)
  • Future Project:
    A repair that may be deferred for some time but should be on the radar for repair or replacement in the future.
  • Due Diligence:
    Observations that may require further investigation and/or clarification that could not be provided during the home inspection.
  • Monitor:
    Items that should be watched to see if correction may be needed in the future.
  • Recommended Maintenance:
    These are items that should be considered "routine home ownership," such as servicing the furnace, cleaning the gutters or changing the air filters in the furnace. Generally a house costs ~1% of the purchase price per year to maintain.
  • Homeowner Info:
    These are pieces of "good to know" information about the house. For example, the location of the main water shut-off valve, gas shut-off valve(s), etc.

Summary Page

The Summary Page is a quick, bulleted overview of the observations from this inspection, grouped by category. The Tier 1, Tier 2, and Tier 3 sections list the deficiencies we found. The remaining sections, like Monitor, Due Diligence, Maintenance, and Homeowner Info, are listed for easy reference. This overview is not a substitution for reading the entire inspection report.

DIY (do it yourself)

Tier 1 - Major Concerns

  • 11.3.1 Plumbing:

    The water was shut off to the house. Washington State Law prohibits inspectors from opening closed shut-off valves, so I could not test any of the plumbing fixtures in the house. Looking for plumbing leaks is a significant part of a home inspection. I recommend a thorough inspection of all plumbing fixtures and accessible pipes to look for leaks prior to closing.

    Contractor:
    Inspector
    DIY (do it yourself)
  • 12.9.4 Electrical:

    There were no visible smoke detectors in the house. I recommend installing smoke detectors in hallways and bedrooms as a significant safety feature for occupants. Each level should have at least one smoke detector. DIY project.

    Contractor:
    DIY (do it yourself)
  • 12.9.5 Electrical:

    There were no visible carbon monoxide detectors in the house. Current building standards require a carbon monoxide detector on every floor of any residential dwelling. I recommend installation by homeowner as a DIY project.

    Contractor:
    DIY (do it yourself)
  • 14.2.1 Heating, Cooling, Fireplaces, & Ventilation:

    None of the heaters I tested were working. They weren't labeled, but breakers that could be for heat were off in the electrical panel. Washington State Law prohibits inspectors from turning on breakers, so I could not test the heaters. I recommend verifying that they are working prior to closing.

    Contractor:
    DIY (do it yourself)

Tier 2 - Repairs

Tier 3 - Improvements

  • 5.5.2 Common Spaces & Bedrooms:

    A thermal bridging pattern (often called ghosting) was noted inside the house throughout most of the first level. This is when black stains are covering the walls and ceilings in places, most notable in the living room. This is often caused by a combination of factors:


    • Heat loss where walls are un-insulated, often at framing but sometimes from missing insulation
    • High particulate content in the indoor air, often from burning candles, wood fires, or incense
    • High indoor relative humidity


    The black lines themselves are a cosmetic issue only, but can be an indicator of interior humidity issues or low levels of insulation. I recommend using stain killing paints to seal stains on the affected areas and then re-paint as a DIY repair. To prevent future problems use bath fans to try and control relative humidity in the home and refrain from burning candles/incense. In winter months, try to keep indoor relative humidity below 50%. If the ghosting pattern returns, further evaluation and repair by a qualified contractor may be needed.

    Contractor:
    DIY (do it yourself)

    This shows the optimum zone for indoor relative humidity is between 40-60%.

    This shows the optimum zone for indoor relative humidity is between 40-60%.

  • 5.7.4 Common Spaces & Bedrooms:

    Door(s) was swinging on its own in the following location(s): Kitchen to Back Entry, First Level North Bedroom, Second Level South Bedroom. As a simple DIY repair, one of the hinge pins can be removed, and bent slightly. This will create a bit of friction, usually enough to prevent the door from swinging closed, but not enough to affect its operation. If this does not fix the problem, then further repair by a qualified contractor may be needed.

    Contractor:
    DIY (do it yourself)
  • 11.7.6 Plumbing:

    The water heater had an insulation wrap surrounding it. In my opinion, this extra insulation is not necessary, and often just hides problems like leaks. I recommend removing this insulation wrap so the water heater is more visible. DIY repair.


    Note: This wrap also made it so I could not see any of the markings on the water heater, so I could not determine its brand, size, or most importantly, age and signs of problems (corrosion, leaks, etc.)

    Contractor:
    DIY (do it yourself)
  • 12.5.6 Electrical:

    Junction box(es) did not have protective covers on them, see photo(s). I recommend adding cover(s). DIY repair.

    Contractor:
    DIY (do it yourself)

    Basement, East Side

    Basement, East Side

  • 12.6.9 Electrical:

    Panel was missing a complete legend displaying which breakers control which circuits. I recommend the homeowner or an electrician creates one.

    Contractor:
    DIY (do it yourself)
    Electrician