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.
Occasional typographical errors and other minor errors and omissions may occur in the report. I apologize in advance for these. If any of these typos make the report unclear, confusing or incomplete, please contact me immediately for clarification/correction.
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.
The reported or actual health effects of many potentially harmful, toxic or environmentally hazardous elements that may be found in building materials or in the air, soil, water in and/or around any house are varied, and, in some cases controversial. A home inspection does not include the detection, identification or analysis of any such elements or related concerns such as, but not limited to, mold, allergens, legal/illegal drugs and other biological contaminants, radon, bed bugs, cockroaches, fleas, lice, formaldehyde, asbestos, lead, electromagnetic fields, carbon monoxide, insecticides, Chinese drywall, refrigerants and fuel oils. Furthermore, no evaluations are performed to determine the effectiveness or appropriateness of any method or system (e.g., water filter, radon mitigation, etc.), designed to prevent or remove any hazardous or unwanted materials or elements. An environmental health specialist should be contacted for evaluation of any potential health or environmental concerns. The noting of the presence of materials commonly considered to contain asbestos, formaldehyde, lead, mold etc in the inspection report, should not be construed to mean the inspector is inspecting for these things but instead should be seen as a "heads-up" regarding these materials and further evaluation by qualified professionals may be warranted.
This is just my opinion and just for you
The contents of this report are for the sole use of the client named above and no other person or party may rely on this report for any reason or purpose whatsoever without the prior written consent of the inspector who authored the report. Any person or party who chooses to rely on this report for any reason or purpose whatsoever without my express written consent does so at their own risk and by doing so waives any claim of error or deficiency in this report.
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 my opinions based on my training and experience. Other inspectors and contractors are likely to have differing opinions. You are welcome to seek opinions from other professionals in the context of doing your due diligence.
The scope of this inspection
The inspection and report are intended to provide the client with information regarding the condition of the systems and components of the property as observed at the time of the inspection. I examine the readily accessible systems and components using normal operating controls. The inspection is not technically exhaustive and will not identify concealed conditions or latent defects. Any comments offered by me that could be construed as over or beyond the standards of practice or the language of this contract, are offered as a professional courtesy. Refer to the Washington State Standards of Practice and/or Pre-Inspection Agreement for additional information regarding the scope and limitations of the inspection. The Standards of Practice are linked below and describe the "minimum" standards a Licensed Washington State Home Inspector must adhere to: Standards of Practice
All homes are likely to have some faults which may range from cosmetic defects to major safety hazards. Not all defects may be found during the inspection. While some minor deficiencies may be mentioned, the emphasis of this report is to inform the buyer of the property condition by detecting deficiencies or circumstances that may affect the structural integrity of the building and its components and its safe use as a residence.
You are encouraged to obtain competitive estimates for major repair needs. Safety and health issues should be addressed promptly. It is recommended that all corrective work, other than routine maintenance activities, be performed by qualified licensed contractors.
It is beyond the scope of the Standard Home Inspection to identify components within the home that may have been part of a "manufacturer's recall". When possible, appliance Model Numbers and Serial Numbers are included in the report and can be used to check for recall related issues. If you have any question about specific appliances, information can be found at the CPSC (Consumer Products Safety Commission) website or contact the manufacturer directly.
I recommend you obtain as much history as is available concerning this property. This historical information may include copies of any seller's disclosures, previous inspection or engineering reports, reports performed for or by relocation companies, municipal inspection departments, lenders, insurers and appraisers. You should attempt to determine whether repairs, renovation, remodeling, additions or other such activities have taken place at this property, and this report will attempt to identify such items when possible.
Ranges, Dish Washers, and Refrigerators, Microwaves (and the like) are typically tested for basic function (Do they turn on). No assertions are made as to how well they function.
Throughout this report, comments will be made as to the presence or absence of components or parts of components. This must not be construed to mean that these components or parts of components exist (or don't exist) in concealed areas or behind finished surfaces. For example: if foundation bolting was seen in one area, it does not mean that the bolting exists (or doesn't exist) in areas that are concealed. Also if an item was noted as "not being visible," that should not be construed to mean that none of whatever was "not visible" does not exist on the premises---it just means none was noted at the time of inspection and should be seen as a "heads-up" that the concern or condition might be present but hidden, or that the conditions that would allow its presence to be known was not replicated at the time of inspection.
Many of the non-narrative observations/documentation detailed in the report that are related to more "cosmetic" issues should not be construed as "all inclusive" but should instead be seen in as "suggestive" or a "guideline" of conditions that may exist elsewhere in the home. It is not the focus of the report to comment extensively on cosmetic issues, but I do make note of them at times to help complete the "snap-shot" of the home at the time of inspection. For example, "nail-pops" seen in one room are likely to be seen (and should be anticipated) in other rooms even though I may not have noted them in the report.
Throughout the report I may make recommendations as to possible repairs. These recommendations are not intended to be substitutes or construed to be more appropriate than the recommendations of the professionals making the repairs. Conflicts in recommendations should be resolved prior to repairs being made.
Who should make repairs and what should their qualifications be?
Worker qualifications: In the text of the report, in some instances, I recommend that work be done by a "qualified" persons or "qualified" parties. I consider qualified parties, in licensed trades, to be those individuals who hold the necessary licenses to legally work in their profession -- licensed electricians, licensed pest control applicators, licensed plumbers, licensed HVAC professionals, licensed engineers, licensed general contractors, etc. In instances where a task may not, typically, need to be done by a person with a professional license, my recommendation is to hire an individual to do the work who is, based on past training, experience or expertise, qualified to further evaluate the condition or problem listed in the report and to then make appropriate repairs.
A note on moisture meters
Generally, moisture meters are used "qualitatively" as opposed to "quantitatively." This means that actual percentages shown by meter are meant to be indicative of moisture as compared to likely dryer areas. False positives are not always possible to eliminate entirely, but moisture meters can give good guidance. It is impossible to test every surface in a home for moisture. The moisture meter is generally used to check for moisture in areas where concealed leaks may exist, or to confirm the presence or absence of elevated moisture in materials that visually appear to have water stains or were/are water logged.
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, descriptions, 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, which will allow 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.
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 narratives, 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 have no noteworthy defects or was in some way operational, there may be no narrative comments in that section and it may simply describe the components.
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:
Summary Page of Findings
The inspection findings are summarized below. They are listed by importance with substantial safety hazard at the top in red or orange. These can be life safety hazards or issues that could result in a major short-term expense to correct or possible significant expense in the future if not addressed. This summary is not a complete listing of the findings in the report and reflects the opinion of the inspector. Please review all of the report pages. All repairs must be done by the applicable qualified, licensed & bonded trades or professionals. I recommend obtaining receipts and warranties for the work done (including copies of any necessary permits).
Many of the narrative comments in the Summary have pictures and web links that better clarify the issues in the Full Report. Please refer to their place in the report body for additional clarification/information.
The Full Report
Building Characteristics / Conditions
Drainage and Lot Location
Clearance to Grade:Standard
Downspout Discharge:Below grade
Grounds, Trees and Vegetation
Trees/Vegetation too near building:Yes
Carport, Outbuildings and Other
Exterior and Garage
Siding and Trim
Solid coreGlass panel doors
Exterior Window Frames
Decks and Balconies
Deck Structure:Ground contact treated lumber
Deck Ledger Board:Non-standard
Automatic Garage Opener:Present
Garage Door Type:Wood
Method of Roof Inspection:Walked on roof
Roof Materials:Architectural grade composition shingle
Approximate Age of Roof:20-25 years old
Insulated curb style
Gutters and Downspouts
Viewed at access
Roof Framing and Sheathing
Approximate Insulation R-Value on Attic Floor:38
Attic and Roof Cavity Ventilation
Attic Ventilation Method:Soffit ventsRidge vents
Meter Base Amperage:125
Service Entrance (SE) conductor Size:Aluminum, 1/0, 125 amps
Main Panel Amperage:125 amps
Electric Service Amperage:125 amps
Main Electric Panel Location:Garage
Wiring Method:Non-metallic sheathed cable
Receptacles and Fixtures
Inspection Method:Random Testing
Electric Receptacles:Three wire receptacles
Smoke and Carbon Monoxide Detection Systems
Smoke Alarms Noted:On Main FloorOn 2nd FloorIn BasementIn All Bedrooms
Carbon Monoxide Alarms Noted:On Main FloorOn 2nd FloorOn 3rd FloorOn 4th FloorIn BasementIn All BedroomsIn Some BedroomsNone
Grounding Electrode / Conductor
Water Service Supply
Well or Public Supply:Public water
Pressure Reducing Valve:Present
Main Water Shut-off Location:Garage
Supply Pipe Materials:Copper
Waste Pipe and Discharge
Discharge Type:Public sewer
Waste and Vent Pipe Materials:ABS plastic
Temperature Pressure Relief Value and Drain:Present
Exterior Hose Bibs
Sewage Ejector Pumps
Sump Pumps and Drains
Floor Drain:None noted
Sump Pumps:None noted
Heating, Cooling and Fireplaces
Energy Source:Natural gas
Heating Method:Forced air furnace
Cooling Systems / Heat Pumps
Heating / Cooling Distribution Systems
Heat Source in Each Room:Present
Additional Heat Sources
Solid Fuel Fireplaces
Fuel Storage and Distribution
Gas Shutoff Location:Side of structure
Gas Pipe Materials:Steel and flex pipe
Gas, Propane and Oil Piping
Structure and Basement
% of Foundation Not Visible:0%
Evidence of Seismic Protection:Some Signs
Building Configuration:BasementCrawl space
Foundation Description:Poured concrete
Floor, Wall and Ceiling Framing
Wall Framing:Not visible
Wall Insulation:Not visible
Wall Sheathing:Not visible
Floor Settlement:None noted
Walls, Ceilings, Trim and Closets
Wall and Ceiling Materials:Drywall
Stairs and Railings
Window Glazing:Double pane
Interior Window Frame:Vinyl
Sinks and Faucets
Dishwasher Air Gap:Present
Range/ Oven /Cook-tops:Gas
General Kitchen Condition
Sinks and Cabinets
Bathtub / Shower
General Bath Condition
Crawl Space Access
Method of Inspection:Walked
Vapor Barrier Material:Plastic on earth
Crawl Space Ventilation
Ventilation Method:Exterior wall vents
Posts and Footings
Receipt -- Residential Inspection
1234 Anywhere St, Small Town, WA 98000
|Inspection with digital report||$475.00|
Sage Home Inspections LLC
C/O Joe Schreiner
202 Sydney Ave N
North Bend , WA 98045