It is important to note that, wherever decay is found, there is a risk that the decay found is more extensive that what is visible. A full evaluation of decay usually involves opening concealed portions of the structure, which is beyond the scope of this inspection. Also, because decay can progress rapidly, any condition causing the decay should be corrected promptly. Whenever you are informed of decay in any structure, or have reason to suspect it, it is critical that it be fully investigated and that the causes are corrected in a timely manner to contain the extent of the necessary repairs.

This home appears to employ a private septic system. Please note that an evaluation of this system is beyond the scope of this inspection. All properties on septic are required by the state to have that system inspected by a licensed On-Site System Maintainer (OSM) for the transfer of property. This is the seller's responsibility and is typically paid for by the seller. 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

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.

Environmental/Mold Exclusions

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 only for the client listed above

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 the inspectors 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.

Wood-Destroying Organisms

If, in the course of accomplishing the stated purpose of this inspection, we find the presence of wood-destroying organisms, including insects or decay fungi, or of conditions that contribute to their presence or of damage by such organisms, we will note them in the report. This is a part of the overall evaluation of the structure. However, this is not an Inspection for the presence of pests as defined by the Washington State Department of Agriculture (WSDA). If such an inspection is desired, or if this report notes the presence of pests, a separate WSDA-defined Wood Destroying Organism Inspection is should be obtained from a firm specializing in pest control.

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.