THIS REPORT IS INTENDED ONLY FOR THE USE OF THE PERSON PURCHASING THE HOME INSPECTION SERVICES. NO OTHER PERSON, INCLUDING A PURCHASER OF THE INSPECTED PROPERTY WHO DID NOT PURCHASE THE HOME INSPECTION SERVICES, MAY RELY UPON ANY REPRESENTATION MADE IN THE REPORT.
Thank you for choosing Guide Home Inspection. We take pride in helping Central Oregon homeowners better understand their homes. This report is designed to give you a clear picture of your home’s condition and highlight areas that may need attention. If you have any questions, we’re always happy to help.
Guide Home Inspection, LLC strives to perform all inspections in substantial compliance with the Oregon Certified Home Inspector(OCHI) Standards of Practice. Please refer to these standards as well as the Inspection Agreement for detailed scope and limitations. There may be comments made in this report that exceed the required reporting standards; these comments (if present) were made as a courtesy to give you as much information as possible about the structure. There should be no expectation that the Standards of Practice will be exceeded throughout the inspection. Photos in the report are for reference only and are not required by the Standards of Practice. Systems and components required by the Oregon Standards of Practice were inspected to the extent they were visible and accessible. The inspection identified various conditions and observations, which are described in this report. Items not specifically noted were either not observed, not accessible, or did not exhibit visible deficiencies at the time of inspection. The inspection does not include areas, systems, or conditions that were concealed, inaccessible, unsafe to inspect, or outside the scope of a standard home inspection. The report reflects conditions observed on the date of inspection only.
Observation Categories
To help explain the home and prioritize next steps, observations in this report are organized into color-coded categories. These categories are subjective and intended as a general guide, not a pass/fail determination. All information in this report is important and should be reviewed carefully. Observations should be addressed in a manner appropriate to their category at the time of inspection, recognizing that further evaluation or corrective work may reveal conditions requiring a different scope or level of response.
- Info:Informational comments provide descriptive details about the home or its systems as observed at the time of inspection. These comments do not, by themselves, indicate defects or immediate concerns, but are intended to offer helpful context or general information for the homeowner. While no specific action is typically required, this information should be kept in mind for future reference, maintenance, or monitoring. In some cases, informational items may warrant follow-up evaluation if conditions change or issues develop. Informational comments are not included in the report summary.
- Significant Items:Significant observations are the most concerning findings noted during the inspection. These conditions may pose immediate risks to safety, health, or the integrity of the home. Prompt correction by a qualified individual is recommended to help reduce potential hazards and prevent further damage.
- Moderate Items:Moderate observations, where noted, were more significant than routine maintenance or minor items. These conditions may affect safety, contribute to moisture intrusion, result in system damage, reduce reliability, or cause accelerated wear if not addressed. While not always urgent, these items should be scheduled for correction to limit further deterioration, increased repair costs, or potential safety concerns. Planning and budgeting for these repairs is recommended.
- Recommended Updates:Recommended updates were noted where observed. Codes, safety standards, and accepted building practices change over time to improve safety and performance. Although certain items may not have been required when the home was constructed, updating them to reflect current standards or best practices is recommended to reduce risk, improve system performance, and support long-term safety and durability.
- Minor Items:Items in this category represent minor defects or conditions observed during the inspection. While not considered urgent, these items may impact function or reliability and, if deferred, could contribute to accelerated wear or the development of more significant conditions. Addressing these items as part of ongoing maintenance is recommended.
- Routine Maintenance:Items in this category represent normal upkeep expected with home ownership. These conditions do not, by themselves, indicate system failure, but addressing them supports performance, safety, and long-term durability. Deferred maintenance may contribute to accelerated wear, system deterioration, or eventual failure. Routine maintenance may also reveal additional conditions requiring further evaluation. Photo documentation may not be included for general or ongoing maintenance items.
- Aged Components:Aged components, systems, or equipment were noted. While these items were functional at the time of inspection, they were near or beyond their typical service life based on visible condition and general expectations. Aging components may become less reliable, less efficient, and more costly to maintain, and failure can occur without warning. Replacement should be anticipated, and budgeting for future upgrades is recommended to reduce the risk of unexpected failure and to plan for long-term ownership costs.
- Efficiency Items:Efficiency items, where noted, relate to features or conditions that may affect energy use, comfort, or overall building performance. These may include missing or displaced insulation, gaps in the thermal envelope, or less efficient building components such as older windows. These items are generally informational and are intended to help guide decisions related to energy efficiency, comfort, and utility costs. In some cases, however, efficiency-related conditions may also contribute to moisture issues, condensation, freezing of plumbing components, or other forms of building damage if left unaddressed.
- Limitations:Limitations were present during the inspection and restricted access or visibility to certain areas, systems, or components. Examples include personal belongings or finishes covering surfaces, locked or unsafe spaces (attic/crawl/roof), utilities or equipment not operated, weather/lighting constraints, and unknown locations of main shut-offs (water, gas, electrical) or other controls. These conditions can conceal defects and prevent a complete evaluation. Findings reflect only what was accessible and observable at the time of inspection. Verification of shut-off locations and providing access/clearance for concealed areas is recommended, with further evaluation once access is available.
Observation categories reflect conditions at the time of inspection, based solely on visible evidence. Category placement does not predict future performance, progression, or concealed conditions.
Items designated for monitoring, repair, replacement, maintenance, or further evaluation should be assessed by qualified tradespeople to determine repair scope, cost, and whether additional conditions exist that were not visible during this visual-only inspection. Recommendations are based on generally accepted modern safety practices, which may differ from standards in place at the time of construction.
Summary
Significant Items
- H-4 HVAC:
THE NATURAL GAS STOVE VENTED DIRECTLY BELOW A SOFFIT VENT: This reduced clearance does not meet the manufacturer's specifications or modern building standards, which can lead to heat damage to the soffit materials or recirculation of exhaust gases into the attic ventilation system.
Modify the vent termination or soffit configuration to ensure clearance is maintained to meet safety standards.
- H-12 HVAC:
BATHROOM EXHAUST FANS VENTED INTO THE ATTIC AND BLACK STAINING WAS PRESENT: The discharge of warm, moist air directly into the attic space rather than to the exterior has likely contributed to the observed black staining, which may indicate microbial growth. This condition can compromise indoor air quality and lead to deterioration of structural components.
Modify the exhaust ducts to terminate directly at the exterior of the home via approved wall or roof vents, and have a professional assess the black staining to identify the extent of microbial growth and perform proper remediation to ensure a safe living environment.
- WH-4 Water Heater:
A TEMPERATURE AND PRESSURE RELIEF (TPR) DISCHARGE PIPE WAS NOT INSTALLED AT THE WATER HEATER: Without this safety component, any high-temperature water or steam released by the valve will not be safely diverted, creating a significant scalding hazard and the potential for property damage.
Install a proper TPR valve discharge pipe that terminates at an approved location per modern building standards and safety practices.
- A-2 Attic:
VERMICULITE INSULATION WAS PRESENT IN THE ATTIC (MAIN SECTION OF HOME): Vermiculite insulation, particularly if installed between the 1920s and 1990s, may contain asbestos, which poses a health risk if the material is disturbed or becomes airborne.
Do not disturb the vermiculite insulation. Consult with a licensed asbestos abatement professional to have the material tested and, if necessary, safely removed or encapsulated to ensure the health and safety of the home's occupants.
- A-3 Attic:
SIGNS OF A PRIOR FIRE WERE OBSERVED IN THE ATTIC(ADEQUACY OF REPAIRS WAS NOT DETERMINED): New rafters were sistered to the burnt rafters but were not continuous. If the burnt rafters are structurally compromised, these sistered members may not provide adequate long-term structural support for the roof assembly.
Obtain full disclosure from the seller regarding the scope of work performed for these repairs, including all permits, engineering documents, and inspection records. Consult with a licensed structural engineer to evaluate the adequacy of the repairs and ensure the roof framing meets current safety and structural standards.
Moderate Items
- U1-7 Utilities:
THE GAS METER AND FUEL LINES WERE LOOSE: This instability can compromise the integrity of the gas connections and may lead to leaks or unsafe operating conditions for the gas supply system.
Have a licensed gas technician or utility representative secure the gas meter and fuel lines to ensure a stable and safe installation, and perform a leak test to verify the integrity of all connections.
- E2-21 Exterior:
THERE WAS A SIGNIFICANT DROP-OFF FROM THE LANDING AT THE DETACHED SHED TO THE WALKWAY: This elevation change creates a potential trip or fall hazard for anyone entering or exiting the structure, particularly in low-light conditions.
Install a step, ramp, or other transitional surface to safely bridge the elevation difference and reduce the risk of injury.
- R-2 Roof:
THERE WERE MULTIPLE ROOF ASSEMBLY OBSERVATIONS NOTED:
- SIDEWALL FLASHING OVER SIDING(BACK OF HOME - PORCH ROOF): Flashing should be installed under the siding to properly direct water away and prevent intrusion. Reinstall flashing beneath the siding for proper water management.
- KICK-OUT FLASHING: Leads to water intrusion and structural rot because runoff is not diverted away from the siding. Install kick-out flashing at roof-to-wall intersections.
- DAMAGED PLUMBING BOOTS: May allow roof leaks and moisture damage to the attic and framing. Replace damaged plumbing boots.
- MISSING SIDEWALL FLASHING (BACK OF HOME - PORCH ROOF): Caulking alone is insufficient and may fail, allowing water penetration. Install proper metal flashing at the sidewall junction.
- P-3 Plumbing:
THE HOSE BIB WAS LEAKING FROM THE ANTI-SIPHON CAP (LEFT SIDE OF THE HOME): This condition typically indicates a failure of the internal seal or the vacuum breaker component, which can result in water waste and potential moisture accumulation near the foundation.
Replace the anti-siphon cap or repair the hose bib as necessary to ensure proper function and prevent water waste.
- P-9 Plumbing:
AN S-TRAP WAS OBSERVED IN THE PLUMBING DRAIN LINE WITHIN THE CRAWLSPACE: The vent connection was positioned lower than the weir of the trap, which can lead to siphoning of the trap seal and allow sewer gases to enter the home, as well as create improper venting and drainage issues.
Reconfigure the drain and vent piping to eliminate the S-trap and install a properly vented P-trap per modern plumbing standards to ensure reliable drainage and prevent sewer gas infiltration.
- WH-5 Water Heater:
THE WATER TEMPERATURE WAS HIGH: The hot water temperature measured over 140°F at the time of inspection, which is above the recommended safe range. Water at this temperature poses a significant scalding risk, especially to children and the elderly.
Adjustment of the water heater thermostat is recommended to reduce the temperature to the generally accepted range of 120–125°F for comfort and sanitation.
- WH-6 Water Heater:
ELECTRICAL WIRING FOR THE WATER HEATER WAS NOT INSTALLED IN CONDUIT: The absence of protective conduit exposes the wiring to potential physical damage and does not meet modern electrical safety standards for exposed installations.
Install all exposed electrical wiring within an approved protective conduit to meet safety standards and prevent potential damage or shock hazards.
- E-3 Electrical:
THE SUB-PANEL AT THE DETACHED SHOP UTILIZED A 3-WIRE FEED(NOT COMPLIANT WIETH MODERN ELECTRICAL STANDARDS): The wiring indicated a manufacture date of 2021, at which time a 4-wire feed with separate neutral and grounding conductors would have been required to meet modern electrical code standards.
Upgrade the feeder cable to a 4-wire configuration with separate neutral and ground conductors to ensure compliance with current electrical standards and improve the safety of the electrical installation.
- E-5 Electrical:
THE WIRING FOR UNDERCABINET LIGHTS IN THE KITCHEN WAS NOT INSTALLED IN CONDUIT: The absence of protective conduit exposes the wiring to potential physical damage and does not meet modern electrical safety standards for exposed installations.
Install all exposed electrical wiring within an approved protective conduit to meet safety standards and prevent potential damage or shock hazards.
- E-6 Electrical:
THERE WERE MULTIPLE ELECTRICAL RECEPTACLE OBSERVATIONS NOTED:
- MISSING WEATHERPROOF COVER (BACK OF HOME): Exposes the outlet to moisture, creating potential for shock or short circuit. Install a weatherproof cover and secure the outlet.
- LOOSE OUTLET WITH OPEN NEUTRAL (BACK ENTRANCE): Creates potential for shock and indicates a wiring fault. Secure the outlet and have an electrician correct the neutral connection.
- NO POWER AT EXTERIOR OUTLET (LEFT SIDE): Prevents use and may indicate a tripped breaker or wiring issue. Investigate and restore power; consult an electrician if needed.
- MISSING SWITCH COVER (DETACHED SHOP): Exposes live components and creates potential for shock. Install a proper cover plate.
- OPEN GROUND (PRIMARY BEDROOM): Eliminates grounding protection, increasing shock risk. Have an electrician establish a proper ground connection.
- KA-7 Kitchen Appliances:
THE DISHWASHER DRAIN LINE LACKED A PROPER HIGH LOOP: This omission can allow dirty water to backflow into the dishwasher, potentially contaminating clean dishes and compromising sanitation.
Install a high loop in the dishwasher drain line or connect it to an air gap to prevent backflow and ensure sanitary operation.
- U-2 Underfloor:
WOOD STRUCTURAL COMPONENTS WERE IN DIRECT CONTACT WITH THE GROUND (CRAWLSPACE): This condition creates a significant risk of moisture-related decay and infestation by wood-destroying organisms, which can compromise the structural integrity of the framing over time.
Modify the framing or grade the soil to provide adequate clearance between wood components and the ground to prevent moisture decay and infestation by wood-destroying organisms.
- U-3 Underfloor:
SHIMS WERE USED TO ADJUST THE FRAMING (CRAWLSPACE): This condition may indicate improper initial construction or attempts to level the structure over time, which is relatively common in older homes. While functional at present, shimmed framing can shift or settle with changes in load or moisture conditions.
Monitor the floor framing for movement or signs of settlement. Further evaluation of the stability and long-term effectiveness of the shimmed framing may be necessary if movement occurs.
- I-1 Interior:
DRYWALL CRACKING WAS OBSERVED IN THE PRIMARY BEDROOM CEILING: The extent and pattern of the cracking may indicate settling, or stress in the ceiling framing, which warrants close observation to determine if the condition is active or stable.
Monitor the cracks closely for any changes in size or pattern. If movement or expansion is observed, consult with a licensed structural engineer to evaluate the underlying cause and determine if repairs or structural reinforcement are necessary.
Recommended Updates
- E-4 Electrical:
AFCI BREAKERS WERE NOT PRESENT Arc-fault circuit interrupter (AFCI) breakers were not present in the electrical panel. AFCIs are a modern safety feature designed to reduce the risk of electrical fires by detecting dangerous arcing conditions. While not always required in older homes, they are now standard in many areas of new construction. Upgrading to AFCI protection may be considered to enhance electrical safety.
Upgrading additional circuits to AFCI protection may further enhance electrical safety.
- E-7 Electrical:
GFCI PROTECTION WAS NOT PRESENT AT RECOMMENDED LOCATIONS(KITCHEN, GUEST BATHROOM) GFCI protection was not present at some areas where it is currently recommended, such as the kitchen, bathrooms, garage, or exterior outlets. Installation of GFCI protection is advised to reduce the risk of electrical shock in these moisture-prone locations.
Minor Items
- E2-2 Exterior:
THE SIDING CLEARANCE TO GRADE WAS INADEQUATE(MULTIPLE LOCATIONS): Siding clearance to grade was inadequate in some locations, increasing the risk of moisture absorption and deterioration.
Increase the clearance between the siding and the grade to prevent moisture intrusion and to meet modern building standards.
- E2-3 Exterior:
THERE WERE OPEN GAPS WERE PRESENT IN THE SOFFIT: These openings provide a potential entry point for pests into the attic structure.
- There was an opening at the soffit where the electrical service lines enter.
Seal all gaps as necessary to improve ventilation control and prevent pest intrusion.
- E2-4 Exterior:
SIDING SHINGLES WERE MISSING (BACK OF THE HOME): This condition leaves the underlying sheathing or wall assembly exposed to the elements, increasing the risk of moisture intrusion and material deterioration.
Replace the missing siding shingles to restore weather protection and maintain the integrity of the exterior wall assembly.
- E2-5 Exterior:
THE ACCESS HATCHES FOR THE ATTIC, WATER HEATER, AND FURNACE WERE NOT VERY SECURE (EXTERIOR OF THE HOME): This lack of proper fastening or latching can allow unauthorized access, pest entry, or exposure of critical components to weather and debris.
Secure all access hatches with approved latches or fasteners to ensure they remain closed and protect the interior components from the elements and unauthorized entry.
- E2-9 Exterior:
THE PRIMARY BEDROOM WINDOW WAS DIFFICULT TO OPERATE AND HAD MINOR DAMAGE AT THE VINYL FRAME: The resistance observed during testing indicates that the hardware, tracks, or sashes require cleaning and adjustment, while the frame damage may compromise the structural integrity or weather-tightness of the unit.
Lubricate tracks, clean sashes, and adjust hardware to improve operation, and repair or replace the damaged vinyl frame components to restore proper function and appearance.
- E2-10 Exterior:
THE WEATHERSTRIPPING WAS DISLOCATED AT THE CASEMENT WINDOWS (LIVING ROOM): This condition prevents the windows from sealing properly when closed, which can allow drafts, moisture, and pests to enter the interior and reduce energy efficiency.
Reinstall or replace the weatherstripping to ensure a proper seal and restore the windows' thermal performance and weather protection.
- E2-11 Exterior:
THE LOWER DOOR LOCK FOR THE PATIO DOORS WAS DIFFICULT TO OPERATE (DINING ROOM): The resistance observed during testing suggests internal mechanical wear or a need for lubrication, which can prevent the lock from securing the door reliably and may compromise the home's security.
Lubricate or adjust the lock mechanism as necessary, or replace the lock if the internal components are worn, to ensure smooth operation and reliable security.
- E2-16 Exterior:
GUTTERS DRAINED NEAR THE FOUNDATION IN SEVERAL LOCATIONS: This condition can lead to soil erosion and moisture accumulation against the structure, increasing the risk of foundation settlement or water intrusion into the crawlspace or basement.
Install downspout extensions or splash blocks at all affected locations to divert roof runoff away from the foundation and protect the building's structural integrity.
- P-4 Plumbing:
THE SHOWERHEAD WAS LEAKING (GUEST BATHROOM): This condition was observed during operation
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Repair or replace the showerhead as necessary to restore proper function
- P-5 Plumbing:
THE KITCHEN FAUCET WAS DAMAGED: While this condition did not prevent the faucet from functioning at the time of inspection, the damage may worsen with continued use and could eventually lead to leaks or operational issues.
Repair or replace the damaged faucet components as desired to restore the fixture's appearance and ensure long-term reliability.
- P-10 Plumbing:
FLEXIBLE PIPE WAS USED AT THE BATHROOM DRAIN LINE: This type of piping is prone to sagging, trapping debris, and creating improper drainage slopes, which can lead to slow drains or clogs over time and does not meet modern plumbing standards for permanent installations.
Replace the flexible piping with approved rigid drainage components to ensure proper slope, reliable drainage, and compliance with modern plumbing standards.
- E-8 Electrical:
THE LIGHT BULB AT THE GUEST BATHROOM VANITY DID NOT FUNCTION: This failure reduces the available light in the vanity area and prevents a full evaluation of the fixture's operation.
Replace the non-functional light bulb to restore full illumination and verify proper fixture function.
- U-4 Underfloor:
GAPS WERE PRESENT IN THE VAPOR BARRIER (CRAWLSPACE): These openings allow moisture migration from the ground into the crawlspace, reducing the effectiveness of the barrier and potentially leading to increased humidity, condensation, and deterioration of structural components.
Seal all gaps in the vapor barrier using approved tape or patching material to prevent moisture intrusion and restore the barrier's effectiveness.
- U-5 Underfloor:
TYPICAL CRACKING WAS OBSERVED AT THE FOUNDATION STEM WALL Minor cracking was observed at the foundation wall, common with normal settling or shrinkage.
Monitor for changes; seal as needed to prevent moisture intrusion.
- I-2 Interior:
THERE WERE INTERIOR MAINTENANCE ITEMS NOTED:
- CAULKING MAINTENANCE (KITCHEN AND BATHROOMS): Prevents moisture damage to cabinetry and wall substrates. Apply fresh caulking at all transitions.
- DRYWALL CRACKING (CEILING): Typically results from normal building settlement. Patch and paint as needed.
- EXPOSED DRYWALL TAPE (CEILING): Indicates joint failure and potential for further cracking. Re-tape, mud, and refinish affected areas.
- DOOR SURFACE DAMAGE: Reduces aesthetic appeal and may expose material to moisture. Repair and refinish damaged surfaces.
Routine Maintenance
- E2-6 Exterior:
PAINT AND CAULKING MAINTENANCE WAS NEEDED AT THE EXTERIOR SIDING AND TRIM: Paint and caulking maintenance were needed to protect exterior surfaces from weathering and moisture intrusion.
- Window trim had flaking paint.
Perform regular maintenance on siding and trim to extend their lifespans and protect against moisture intrusion.
- E2-12 Exterior:
THE WINDOW GLASS WAS DIRTY: The accumulation of debris on these surfaces obscures visibility and prevents a thorough diagnosis of potential seal failures or glass damage.
Clean all window glass to improve clarity and allow for a more detailed assessment.
- E2-17 Exterior:
GUTTER MAINTENANCE WAS NEEDED Debris was present in the gutters, which can prevent proper function and lead to damage to building materials.
Cleaning is recommended to ensure proper drainage and prevent overflow or water damage to adjacent materials.
- E2-18 Exterior:
VEGETATION WAS LOCATED TOO CLOSE TO THE BUILDING: Many communities, including Bend, have adopted flammable vegetation standards to reduce fire risk due to increased wildfire activity. This proximity can also facilitate pest entry and trap moisture against exterior surfaces.
Best practices include removing tree limbs over structures or within 10 feet of eaves, limbing trees at least 5–6 feet, and clearing ladder fuels in tree canopies. Vegetation within 0–5 feet of structures, dead or dry plants, dense grass, and weeds should be removed. Pine needles and cones should not build up, and perimeter fuel breaks are recommended for larger lots. These actions lower fire risk and strengthen home and community resilience.
- H-5 HVAC:
SERVICE RECORDS WERE NOT AVAILABLE FOR THE HEATING EQUIPMENT: Without documentation, it is not possible to confirm the history of maintenance or recent professional servicing performed on the system.
Schedule routine service with a licensed HVAC technician to establish a maintenance record and ensure reliable operation.
- H-10 HVAC:
THE HVAC AIR FILTER WAS DAMAGED: This compromised condition can allow dust and debris to bypass the filter, reducing indoor air quality and potentially causing buildup within the HVAC equipment and ductwork.
Replace the damaged air filter with a new, correctly sized unit and establish a regular schedule for replacement to maintain system efficiency and protect the equipment.
- H-11 HVAC:
THE HVAC REGISTERS WERE DIRTY: The accumulation of dust and debris on the supply and return registers can restrict airflow and negatively impact indoor air quality.
Clean all HVAC registers to ensure proper airflow and maintain a clean indoor environment.
Aged Components
- P-6 Plumbing:
GALVANIZED STEEL WATER SUPPLY WAS USED IN THE HOME: The home was equipped with galvanized steel water supply piping. This material was commonly used in older homes but is prone to internal corrosion and mineral buildup, which can restrict water flow and eventually lead to leaks. The remaining service life is often limited in homes with galvanized piping; still, copper or PEX is usually advised as piping ages in place.
Replacing with a modern material like copper or PEX is usually advised as the piping gets older.
- P-11 Plumbing:
CAST IRON DRAIN PIPING The home was equipped with cast iron drain piping. Cast iron is durable and was commonly used in older homes, but over time, it is prone to internal corrosion, scaling, and eventual leakage. Deterioration can restrict flow and reduce the remaining service life of the system.
Replacement with modern piping materials may be needed. The interior condition of the drain lines is generally not observable during the inspection.
Efficiency Items
- E2-13 Exterior:
THE EXTERIOR DOOR WEATHERSTRIPPING HAD GAPS (BACK ENTRY DOOR): These openings prevent the door from sealing properly when closed, which can allow drafts, moisture, and pests to enter the interior and reduce energy efficiency.
Replace or adjust the weatherstripping to ensure a continuous seal and restore the door's thermal performance and weather protection.
- U-6 Underfloor:
NO INSULATION WAS PRESENT IN THE CRAWLSPACE Insulation was not present in the underfloor area. A lack of insulation can reduce energy efficiency, increase heating and cooling costs, and affect comfort. A lack of insulation can also cause water supply lines to freeze and be damaged.
Installation is recommended to improve thermal performance and efficiency.
Inspection Report
Details
In Attendance: Client Representative
Type of Building: Single-Family
Construction Year(From Online Sources): 1965
Occupancy: Occupied
Direction Faced By Front of House: North
Weather Conditions: Snow, Overcast, Cold(under 40)
Ground Condition: Snow Cover
Precipitation in the Last 48 Hours?: Yes
ELEVATION PHOTOS These photos are provided to give a general context of the property and to help locate specific observations noted during the inspection. For the purposes of this inspection, the front of the structure will be considered the portion shown in the above cover photo. References to the left or right of the structure should be construed as standing in the front yard, viewing the front of the structure.
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OLD BUILDINGS AND LEAD/ASBESTOS Federal laws prohibiting the use of lead and asbestos in building materials were passed in 1978. However, manufacturers were allowed to sell existing inventories, so homes built and/or remodeled into the mid-1980s may still contain these materials. Identification and testing for lead, asbestos, or other environmental hazards are beyond the scope of a standard home inspection. If further information or confirmation is desired, consultation with an environmental laboratory or industrial hygienist is recommended.
THE HOME WAS OCCUPIED: The home was occupied at the time of inspection. Personal belongings and furnishings limited visibility in some areas, and concealed conditions could not be evaluated.
No determination was made regarding items or finishes hidden from view.
SNOW COVER Snow cover was present at the time of inspection, limiting visibility of exterior components, including the roof surface, decks, patios, walkways, grading, and other ground-level features.
Conditions hidden by snow, including damage, drainage issues, or deterioration, could not be evaluated. These areas should be re-inspected once the snow has melted to fully assess their condition.
Utilities
ELECTRICAL SERVICE
Provider: Pacific Power
Entrance Type: Overhead
Conductor Type: Aluminum
Amperage/Voltage: 120/240 Volts, 200 Amps
Condition: Satisfactory
ELECTRICAL SERVICE WAS PROVIDED BY PACIFIC POWER. Pacific Power provided the electrical service for this home. Utility accounts, billing history, and energy usage data were not reviewed during this inspection. Clients can track power usage, manage billing, and access efficiency resources through Pacific Power's online services.
ELECTRICAL SERVICE DISCONNECT: The pictured disconnect will shut off electrical service to the home. Occupants should be familiar with its location for use during emergencies or electrical work.
GROUNDING The grounding system was inspected to the best of our ability. Any defects observed in the grounding system will be documented in the report; however, proper grounding cannot always be fully confirmed. Landscaping may obstruct a visual observation of the grounding electrode and its connection. Additionally, in some configurations, the ground may be tied into the concrete slab (Ufer), which is not typically visible for inspection. It is recommended to consult a licensed electrician for further evaluation if needed.
WATER SERVICE
Source: Public
Condition: Undetermined - Meter Cover Frozen Shut
PUBLIC WATER SUPPLY A water meter and main shut-off valve are typically present at the property to control and monitor the water service. Locating and familiarizing yourself with the shut-off valve is essential in case of leaks or plumbing emergencies. Water quality, treatment, and testing of the supply are outside the scope of a standard home inspection. For further information regarding water quality, usage, or billing, homeowners are advised to contact the managing community water association or local utility provider.
WATER SHUTOFF WAS NOT FOUND The main water shutoff valve was not located during the inspection. Its location may be hidden or outside the inspected area. Water can be shut off at the meter.
It is recommended to confirm the shutoff location with the property owner or utility provider for future access in case of an emergency.
FUEL SERVICE
Fuel Type: Natural Gas
Condition: Observations Noted
NATURAL GAS SERVICE The home was served by natural gas. A gas meter and main shut-off valve are typically present at the exterior of the home or near the meter. Locating and familiarizing yourself with the shut-off valve is important in case of leaks or emergencies. Inspection of buried gas lines, pressure regulation, and gas quality is outside the scope of a standard home inspection. For questions about service, usage, or billing, contact the local gas utility provider.
THE GAS METER AND FUEL LINES WERE LOOSE: This instability can compromise the integrity of the gas connections and may lead to leaks or unsafe operating conditions for the gas supply system.
Have a licensed gas technician or utility representative secure the gas meter and fuel lines to ensure a stable and safe installation, and perform a leak test to verify the integrity of all connections.
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GAS LINE BONDING: Electrical bonding of the gas line could not be confirmed during the inspection. Proper bonding helps prevent damage to piping from lightning strikes or electrical faults by providing a safe path to ground. Because bonding connections are often concealed behind finishes or at equipment connections, confirmation is not always possible during a visual inspection.
Exterior
WALL ASSEMBLY
Siding Type: Fiber Cement
Siding Condition: Observations Noted
Wall Framing Condition: Framing/Structure Not Visible
Overhang Type: Closed Soffit(Framing Not Visible)
Overhang Condition: Observations Noted
Flashing Type/Condition: Not Fully Visible
FIBER CEMENT SIDING The home was finished with fiber cement siding, a durable, non-combustible material made of cement, sand, and cellulose fibers that resembles wood. It resists rot and insects. Although low-maintenance, it requires painting or factory finishes for longevity.
Proper caulking, flashing, and inspections prevent moisture intrusion.
THE SIDING CLEARANCE TO GRADE WAS INADEQUATE(MULTIPLE LOCATIONS): Siding clearance to grade was inadequate in some locations, increasing the risk of moisture absorption and deterioration.
Increase the clearance between the siding and the grade to prevent moisture intrusion and to meet modern building standards.
THERE WERE OPEN GAPS WERE PRESENT IN THE SOFFIT: These openings provide a potential entry point for pests into the attic structure.
- There was an opening at the soffit where the electrical service lines enter.
Seal all gaps as necessary to improve ventilation control and prevent pest intrusion.
SIDING SHINGLES WERE MISSING (BACK OF THE HOME): This condition leaves the underlying sheathing or wall assembly exposed to the elements, increasing the risk of moisture intrusion and material deterioration.
Replace the missing siding shingles to restore weather protection and maintain the integrity of the exterior wall assembly.
THE ACCESS HATCHES FOR THE ATTIC, WATER HEATER, AND FURNACE WERE NOT VERY SECURE (EXTERIOR OF THE HOME): This lack of proper fastening or latching can allow unauthorized access, pest entry, or exposure of critical components to weather and debris.
Secure all access hatches with approved latches or fasteners to ensure they remain closed and protect the interior components from the elements and unauthorized entry.
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PAINT AND CAULKING MAINTENANCE WAS NEEDED AT THE EXTERIOR SIDING AND TRIM: Paint and caulking maintenance were needed to protect exterior surfaces from weathering and moisture intrusion.
- Window trim had flaking paint.
Perform regular maintenance on siding and trim to extend their lifespans and protect against moisture intrusion.
WALL ASSEMBLIES Wall framing, insulation, and flashing are typically not visible during a home inspection because interior and exterior finishes conceal them. As a result, conditions such as hidden damage, structural alterations, or deficiencies within wall cavities or under siding cannot be evaluated.
ENCLOSED SOFFIT LIMITATIONS The home had enclosed soffits, limiting visibility of roof framing and attic ventilation. Since the soffits were inaccessible, hidden conditions like poor ventilation, pests, or damage couldn't be observed. Inspection was limited to visible surfaces only.
DOORS AND WINDOWS
Window Types: Insulated Glass, Vinyl, Picture, Slider
Window Condition: Observations Noted
Door Types: Hung, Wood, Glass
Door Condition: Observations Noted
THE PRIMARY BEDROOM WINDOW WAS DIFFICULT TO OPERATE AND HAD MINOR DAMAGE AT THE VINYL FRAME: The resistance observed during testing indicates that the hardware, tracks, or sashes require cleaning and adjustment, while the frame damage may compromise the structural integrity or weather-tightness of the unit.
Lubricate tracks, clean sashes, and adjust hardware to improve operation, and repair or replace the damaged vinyl frame components to restore proper function and appearance.
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THE WEATHERSTRIPPING WAS DISLOCATED AT THE CASEMENT WINDOWS (LIVING ROOM): This condition prevents the windows from sealing properly when closed, which can allow drafts, moisture, and pests to enter the interior and reduce energy efficiency.
Reinstall or replace the weatherstripping to ensure a proper seal and restore the windows' thermal performance and weather protection.
THE LOWER DOOR LOCK FOR THE PATIO DOORS WAS DIFFICULT TO OPERATE (DINING ROOM): The resistance observed during testing suggests internal mechanical wear or a need for lubrication, which can prevent the lock from securing the door reliably and may compromise the home's security.
Lubricate or adjust the lock mechanism as necessary, or replace the lock if the internal components are worn, to ensure smooth operation and reliable security.
THE WINDOW GLASS WAS DIRTY: The accumulation of debris on these surfaces obscures visibility and prevents a thorough diagnosis of potential seal failures or glass damage.
Clean all window glass to improve clarity and allow for a more detailed assessment.
THE EXTERIOR DOOR WEATHERSTRIPPING HAD GAPS (BACK ENTRY DOOR): These openings prevent the door from sealing properly when closed, which can allow drafts, moisture, and pests to enter the interior and reduce energy efficiency.
Replace or adjust the weatherstripping to ensure a continuous seal and restore the door's thermal performance and weather protection.
DRAINAGE AND SITE
Gutters Condition: Maintenance Needed
Site Drainage Condition: Flat Grade at Foundation
Vegetation Within 5 Feet of Building: Yes
Retaining Walls Present: No
Driveway Type: Pavers
Walkway/Patio Material: Pavers
Hardscape Condition: Undeterimined - Snow Cover
FLAT GRADE AT FOUNDATION Flat grading was noted at the foundation during the inspection. This configuration is common in Central Oregon due to the region’s generally dry climate and low annual rainfall, and drainage tile is often installed along the perimeter of the foundation to redirect surface water away from the home.
Monitoring drainage to ensure no issues arise from flat grading.
SOILS AND FOUNDATION CONTEXT Homes in this area are commonly constructed over volcanic ash–derived soils that are well-drained and relatively shallow over basalt bedrock. These conditions typically perform well for stem-wall and crawlspace foundations when proper drainage and moisture control measures are in place.
GUTTERS DRAINED NEAR THE FOUNDATION IN SEVERAL LOCATIONS: This condition can lead to soil erosion and moisture accumulation against the structure, increasing the risk of foundation settlement or water intrusion into the crawlspace or basement.
Install downspout extensions or splash blocks at all affected locations to divert roof runoff away from the foundation and protect the building's structural integrity.
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GUTTER MAINTENANCE WAS NEEDED Debris was present in the gutters, which can prevent proper function and lead to damage to building materials.
Cleaning is recommended to ensure proper drainage and prevent overflow or water damage to adjacent materials.
VEGETATION WAS LOCATED TOO CLOSE TO THE BUILDING: Many communities, including Bend, have adopted flammable vegetation standards to reduce fire risk due to increased wildfire activity. This proximity can also facilitate pest entry and trap moisture against exterior surfaces.
Best practices include removing tree limbs over structures or within 10 feet of eaves, limbing trees at least 5–6 feet, and clearing ladder fuels in tree canopies. Vegetation within 0–5 feet of structures, dead or dry plants, dense grass, and weeds should be removed. Pine needles and cones should not build up, and perimeter fuel breaks are recommended for larger lots. These actions lower fire risk and strengthen home and community resilience.
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DETACHED STRUCTURES PRESENT Only structures such as decks, porches, balconies, and stairs that are directly attached to the home are included in a standard home inspection.
Items not directly attached, such as detached decks, outbuildings, or freestanding structures, are excluded from this inspection unless prior arrangements have been made to specifically include them.
THE GUTTER DOWNSPOUT TERMINATED UNDER THE DECK: The outlet was not visible during the inspection, which prevented a complete evaluation of the termination point and its ability to properly divert water away from the foundation.
Verify that the downspout terminates at an approved location that directs water away from the foundation, and ensure the outlet is accessible for future inspection and maintenance.
ATTACHED STRUCTURES
Types Present: Deck
Deck Condition: Limited Inspection
Porch Cover: Satisfactory
THERE WAS A SIGNIFICANT DROP-OFF FROM THE LANDING AT THE DETACHED SHED TO THE WALKWAY: This elevation change creates a potential trip or fall hazard for anyone entering or exiting the structure, particularly in low-light conditions.
Install a step, ramp, or other transitional surface to safely bridge the elevation difference and reduce the risk of injury.
DECK STRUCTURE WAS NOT FULLY VISIBLE The deck framing and boards waere not visible during the inspection due to limited clearance to grade and snow cover. This condition restricted the evaluation of structural components, and concealed areas could not be inspected.
No determination was made regarding the condition of hidden framing.
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Roof
Inspection Method: From Ladder, Limited Inspection
Style: Gable, Shed
Pitch: Medium(4:12-8-12)
Cover Material: Architectural Composition Shingles
Cover Material Stage of Life: Undetermined - Snow Cover
Flashing Type: Metal
Roof Penetration Types: Plumbing Vents, Passive Attic Vents, Skylights, Flue Vents
Roof Assembly Condition: Observations Noted
ARCHITECTURAL COMPOSITION SHINGLES The roof was covered with architectural composition shingles. Typical service life is about 20–30 years, though actual longevity depends on installation quality, maintenance, and local climate conditions.
Periodic evaluation and routine maintenance are recommended to help extend the lifespan of this roof covering.
THERE WERE MULTIPLE ROOF ASSEMBLY OBSERVATIONS NOTED:
- SIDEWALL FLASHING OVER SIDING(BACK OF HOME - PORCH ROOF): Flashing should be installed under the siding to properly direct water away and prevent intrusion. Reinstall flashing beneath the siding for proper water management.
- KICK-OUT FLASHING: Leads to water intrusion and structural rot because runoff is not diverted away from the siding. Install kick-out flashing at roof-to-wall intersections.
- DAMAGED PLUMBING BOOTS: May allow roof leaks and moisture damage to the attic and framing. Replace damaged plumbing boots.
- MISSING SIDEWALL FLASHING (BACK OF HOME - PORCH ROOF): Caulking alone is insufficient and may fail, allowing water penetration. Install proper metal flashing at the sidewall junction.
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ROOF FLASHINGS Visible portions of the roof flashings (drip edge, sidewall, headwall, counter, step, etc., as applicable) were inspected for significant deficiencies. Most flashings are concealed beneath roof coverings and/or wall claddings and are excluded from this inspection. Their functionality is therefore evaluated by looking for signs of moisture intrusion on interior ceilings or on roof decking from within the attic, where accessible.
HVAC
INDOOR EQUIPMENT
Indoor Equipment Type: Forced Air Furnace, Vented Gas Fireplace/Stove
Furnace Brand: Carrier
Furnace Manufacture Year: 2022
Heating System Condition: Satisfactory
Installed Heat Source in Each Habitable Room?: Yes
Last Recorded HVAC Service: No Service Records
Thermostat Location/Condition: On Wall
FORCED AIR FURNACE The home was equipped with a forced air furnace, which distributes heated air through ductwork to the interior spaces. A typical service life for this type of system is about 15–20 years, though age, maintenance, and overall usage can affect longevity.
Regular servicing and filter replacement are recommended to maintain efficiency and safe operation.
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THERMOSTAT LOCATION The thermostat was located and observed during the inspection. Thermostats control the operation of the heating and cooling systems, and their placement can affect comfort and system performance.
VENTED GAS FIREPLACE/STOVE A vented gas fireplace/stove was present in the home. These appliances provide heat and ambiance with greater convenience and cleaner combustion than wood-burning systems. Safe operation depends on the proper function of the gas supply, burner, and venting system, which exhausts combustion byproducts to the exterior. The ceramic logs and burner components should be cleaned and maintained periodically, according to the manufacturer’s instructions, to ensure safe and efficient performance.
Regular professional servicing of the unit and inspection of the venting system are recommended.
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THE NATURAL GAS STOVE VENTED DIRECTLY BELOW A SOFFIT VENT: This reduced clearance does not meet the manufacturer's specifications or modern building standards, which can lead to heat damage to the soffit materials or recirculation of exhaust gases into the attic ventilation system.
Modify the vent termination or soffit configuration to ensure clearance is maintained to meet safety standards.
SERVICE RECORDS WERE NOT AVAILABLE FOR THE HEATING EQUIPMENT: Without documentation, it is not possible to confirm the history of maintenance or recent professional servicing performed on the system.
Schedule routine service with a licensed HVAC technician to establish a maintenance record and ensure reliable operation.
OUTDOOR EQUIPMENT
Outdoor Equipment Type: Central Air Conditioning
Outdoor Equipment Manufacturer: Carrier
Outdoor Equipment Manufacture Year: 2022
Refrigerant Type: R-410A
Cooling System Condition: AC Unit Not Tested(Temperature)
CENTRAL AIR CONDITIONING The home was equipped with a central air conditioning system, which provides cooling by circulating conditioned air through ductwork. The typical service life of these systems is about 12–15 years, though age, usage, and maintenance can affect longevity.
Annual servicing, along with regular filter replacement, is recommended to maintain efficiency, performance, and safe operation.
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THE HVAC SYSTEM UTILIZED R-410A REFRIGERANT: This refrigerant is currently being phased out in favor of newer alternatives with lower global warming potential. While the system can continue to be used and serviced, the future availability and cost of R-410A may be impacted by environmental regulations.
Servicing or handling of this refrigerant should be performed by a qualified HVAC technician to ensure compliance and proper system function.
AIR CONDITIONING – NOT TESTED (TEMPERATURE LIMITATION) The AC unit(s) were visually inspected, and no deficiencies were observed unless otherwise noted in this report. Due to outdoor temperatures below 60°F, the system was not operated. Running air conditioners in cool weather can damage the compressor by preventing proper lubrication. It is recommended to wait until temperatures remain above 60°F for several days before testing.
Buyers are encouraged to consult the sellers regarding past cooling performance, review available maintenance records, and consult an HVAC contractor if further evaluation is desired.
DISTRIBUTION SYSTEM
Filter Location: At equipment
Filter Condition: Dirty
Condition of HVAC Ducts: Satisfactory(where visible)
HVAC DISTRIBUTION SYSTEM The HVAC distribution system was inspected, including accessible and visible registers and ductwork, to evaluate air supply/return and check for damage, loose connections, or significant deficiencies. Thermal imaging was used to show representative supply registers in heating (orange) and cooling (purple) modes, as weather permitted. Some ductwork may be hidden or inaccessible, and conditions in those areas could not be confirmed.
THE HVAC AIR FILTER WAS DAMAGED: This compromised condition can allow dust and debris to bypass the filter, reducing indoor air quality and potentially causing buildup within the HVAC equipment and ductwork.
Replace the damaged air filter with a new, correctly sized unit and establish a regular schedule for replacement to maintain system efficiency and protect the equipment.
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THE HVAC REGISTERS WERE DIRTY: The accumulation of dust and debris on the supply and return registers can restrict airflow and negatively impact indoor air quality.
Clean all HVAC registers to ensure proper airflow and maintain a clean indoor environment.
MECHANICAL VENTILATION
Types: Bathroom Exhaust Fans
Termination Points: Attic
Condition: Observations Noted
BATHROOM EXHAUST FANS VENTED INTO THE ATTIC AND BLACK STAINING WAS PRESENT: The discharge of warm, moist air directly into the attic space rather than to the exterior has likely contributed to the observed black staining, which may indicate microbial growth. This condition can compromise indoor air quality and lead to deterioration of structural components.
Modify the exhaust ducts to terminate directly at the exterior of the home via approved wall or roof vents, and have a professional assess the black staining to identify the extent of microbial growth and perform proper remediation to ensure a safe living environment.
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Plumbing
Water Supply and Fixtures
Pipe Material(Visible Portions): Galvanized Steel, Pex
Irrigation System Present?: Undetermined
Water Supply/Fixture Condition: Observations Noted
PEX WATER SUPPLY The home was equipped with PEX (cross-linked polyethylene) water supply piping. PEX is a flexible plastic material that resists corrosion and is commonly used in modern construction. It is generally reliable and easier to install than rigid piping, though it can be vulnerable to damage from UV exposure and certain fittings have had historical failure issues, usually associated with heavily chlorinated municipal water supplies. Periodic monitoring is recommended to help ensure continued performance.
WATER SUPPLY FUNCTIONAL FLOW SATISFACTORY The functional flow of the water supply appeared to be satisfactory at the time of inspection. Water pressure was tested with a gauge at an exterior hose bib, and adequate pressure and flow were observed. Ideal residential water pressure is generally considered to be between 40–80 psi. Readings taken with a handheld gauge provide a general indication but may not reflect system performance under all conditions. Conditions may vary with changes in municipal supply, well performance, or hidden piping conditions.
THE HOSE BIB WAS LEAKING FROM THE ANTI-SIPHON CAP (LEFT SIDE OF THE HOME): This condition typically indicates a failure of the internal seal or the vacuum breaker component, which can result in water waste and potential moisture accumulation near the foundation.
Replace the anti-siphon cap or repair the hose bib as necessary to ensure proper function and prevent water waste.
THE SHOWERHEAD WAS LEAKING (GUEST BATHROOM): This condition was observed during operation
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Repair or replace the showerhead as necessary to restore proper function
THE KITCHEN FAUCET WAS DAMAGED: While this condition did not prevent the faucet from functioning at the time of inspection, the damage may worsen with continued use and could eventually lead to leaks or operational issues.
Repair or replace the damaged faucet components as desired to restore the fixture's appearance and ensure long-term reliability.
GALVANIZED STEEL WATER SUPPLY WAS USED IN THE HOME: The home was equipped with galvanized steel water supply piping. This material was commonly used in older homes but is prone to internal corrosion and mineral buildup, which can restrict water flow and eventually lead to leaks. The remaining service life is often limited in homes with galvanized piping; still, copper or PEX is usually advised as piping ages in place.
Replacing with a modern material like copper or PEX is usually advised as the piping gets older.
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Building Drain and Sewer and Venting
Waste Disposal Type: City Sewer
Was a sewer scope inspection performed?: No
Building Sewer Clean-Out Location: Right side of the home
Building Sewer/Drain Materials: ABS, Cast Iron
Drain Line Condition: Observations Noted
BUILDING SEWER CLEAN-OUT A building sewer clean-out was present at the property. Clean-outs provide access to the main sewer line for maintenance, inspection, and clearing of blockages. Location and accessibility can vary, and in some cases multiple clean-outs may be present. Periodic monitoring of the area around the clean-out is recommended, and access should be kept clear for future servicing if needed.
ABS DRAIN PIPING The home was equipped with ABS (acrylonitrile butadiene styrene) plastic drain piping. This material is commonly used for drain, waste, and vent systems and is generally reliable when properly installed. Over time, joints and fittings can loosen or leak, and piping can be damaged by mechanical impact.
Periodic monitoring and maintenance are recommended to help ensure continued performance.
AN S-TRAP WAS OBSERVED IN THE PLUMBING DRAIN LINE WITHIN THE CRAWLSPACE: The vent connection was positioned lower than the weir of the trap, which can lead to siphoning of the trap seal and allow sewer gases to enter the home, as well as create improper venting and drainage issues.
Reconfigure the drain and vent piping to eliminate the S-trap and install a properly vented P-trap per modern plumbing standards to ensure reliable drainage and prevent sewer gas infiltration.
FLEXIBLE PIPE WAS USED AT THE BATHROOM DRAIN LINE: This type of piping is prone to sagging, trapping debris, and creating improper drainage slopes, which can lead to slow drains or clogs over time and does not meet modern plumbing standards for permanent installations.
Replace the flexible piping with approved rigid drainage components to ensure proper slope, reliable drainage, and compliance with modern plumbing standards.
CAST IRON DRAIN PIPING The home was equipped with cast iron drain piping. Cast iron is durable and was commonly used in older homes, but over time, it is prone to internal corrosion, scaling, and eventual leakage. Deterioration can restrict flow and reduce the remaining service life of the system.
Replacement with modern piping materials may be needed. The interior condition of the drain lines is generally not observable during the inspection.
A SEWER SCOPE INSPECTION WAS NOT PERFORMED: A sewer scope inspection was not performed as part of this home inspection. Evaluation of the building sewer line is outside the scope of a standard home inspection, but these inspections are strongly recommended as they can reveal hidden issues such as root intrusion, blockages, pipe deterioration, or improper installation. Without a sewer scope inspection, some risks can go undetected, and repair costs for underground piping can be high. Guide Home Inspection offers sewer scope inspections as an ancillary service, and clients are encouraged to consider this service for a more complete understanding of the condition of the sewer line.
Fuel Supply and Venting
Fuel Pipe Material: Black Iron
Fuel Pipe Condition: Observations Noted
Water Heater
Manufacturer: A.O. Smith
Manufacturer Date: 2021
Type: Electric Resistance Storage
Condition: Observations Noted
Venting Type: N/A
Venting Condition: Satisfactory
ELECTRIC STORAGE WATER HEATER The home was equipped with an electric storage water heater. These appliances heat and store water in a tank for on-demand use and typically have a service life of about 10–15 years, though longevity depends on water quality, installation, and maintenance.
Regular flushing of the tank and inspection of the temperature-pressure relief (TPR) valve are recommended to promote safe operation and extend service life.
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EXPANSION TANK INSTALLED An expansion tank was installed at the water heating system. Expansion tanks help manage pressure fluctuations caused by thermal expansion when water is heated, reducing stress on the plumbing system and extending the life of fixtures and appliances.
TEMPERATURE & PRESSURE RELIEF(TPR) VALVE INFORMATION The Temperature and Pressure Relief (TPR) valve is a critical safety device on water heaters and boilers, designed to automatically release water if temperature or pressure exceeds safe limits. A non-functioning TPR valve can lead to dangerous conditions, as superheated water could rapidly convert to steam upon tank rupture. The valve should discharge via a pipe directed to a safe location near the floor. A properly operating TPR valve will release a strong flow of hot water when activated; a slow leak indicates it requires replacement. While homeowners should test TPR valves monthly, inspectors typically do not perform this test.
A TEMPERATURE AND PRESSURE RELIEF (TPR) DISCHARGE PIPE WAS NOT INSTALLED AT THE WATER HEATER: Without this safety component, any high-temperature water or steam released by the valve will not be safely diverted, creating a significant scalding hazard and the potential for property damage.
Install a proper TPR valve discharge pipe that terminates at an approved location per modern building standards and safety practices.
THE WATER TEMPERATURE WAS HIGH: The hot water temperature measured over 140°F at the time of inspection, which is above the recommended safe range. Water at this temperature poses a significant scalding risk, especially to children and the elderly.
Adjustment of the water heater thermostat is recommended to reduce the temperature to the generally accepted range of 120–125°F for comfort and sanitation.
ELECTRICAL WIRING FOR THE WATER HEATER WAS NOT INSTALLED IN CONDUIT: The absence of protective conduit exposes the wiring to potential physical damage and does not meet modern electrical safety standards for exposed installations.
Install all exposed electrical wiring within an approved protective conduit to meet safety standards and prevent potential damage or shock hazards.
Electrical
PANELS
Electrical Panels: Inspected
Electrical Panel Brand: Square D (QO, Homeline)
Overcurrent Protection Devices: Breakers, AFCI - Not Installed
Electrical Panel Condition: Observations Noted
ELECTRICAL PANELS Electrical panels were inspected by removing covers where safe and accessible to evaluate the general condition of the panel, wiring, and breakers. The inspection was limited to visible components and did not include testing of circuits or verification of load calculations. Any areas that were inaccessible, unsafe to open, or concealed were excluded from inspection.
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CIRCUIT BREAKERS PRESENT The electrical panel was equipped with circuit breakers for overcurrent protection. Circuit breakers are designed to automatically shut off power when an overload or short circuit occurs, helping prevent electrical fires and equipment damage. Breakers appeared to be the primary means of protection for the home’s electrical system.
THE SUB-PANEL AT THE DETACHED SHOP UTILIZED A 3-WIRE FEED(NOT COMPLIANT WIETH MODERN ELECTRICAL STANDARDS): The wiring indicated a manufacture date of 2021, at which time a 4-wire feed with separate neutral and grounding conductors would have been required to meet modern electrical code standards.
Upgrade the feeder cable to a 4-wire configuration with separate neutral and ground conductors to ensure compliance with current electrical standards and improve the safety of the electrical installation.
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AFCI BREAKERS WERE NOT PRESENT Arc-fault circuit interrupter (AFCI) breakers were not present in the electrical panel. AFCIs are a modern safety feature designed to reduce the risk of electrical fires by detecting dangerous arcing conditions. While not always required in older homes, they are now standard in many areas of new construction. Upgrading to AFCI protection may be considered to enhance electrical safety.
Upgrading additional circuits to AFCI protection may further enhance electrical safety.
WIRING
Wiring Type: Nonmetallic Sheathed Cable (NM / Romex)
Wiring Condition: Observations Noted
THE WIRING FOR UNDERCABINET LIGHTS IN THE KITCHEN WAS NOT INSTALLED IN CONDUIT: The absence of protective conduit exposes the wiring to potential physical damage and does not meet modern electrical safety standards for exposed installations.
Install all exposed electrical wiring within an approved protective conduit to meet safety standards and prevent potential damage or shock hazards.
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RECEPTACLES AND FIXTURES
Receptacle Types: Grounded Outlets
Receptacle Condition: Observations Noted
Electrical Fixtures Condition: Observations Noted
THERE WERE MULTIPLE ELECTRICAL RECEPTACLE OBSERVATIONS NOTED:
- MISSING WEATHERPROOF COVER (BACK OF HOME): Exposes the outlet to moisture, creating potential for shock or short circuit. Install a weatherproof cover and secure the outlet.
- LOOSE OUTLET WITH OPEN NEUTRAL (BACK ENTRANCE): Creates potential for shock and indicates a wiring fault. Secure the outlet and have an electrician correct the neutral connection.
- NO POWER AT EXTERIOR OUTLET (LEFT SIDE): Prevents use and may indicate a tripped breaker or wiring issue. Investigate and restore power; consult an electrician if needed.
- MISSING SWITCH COVER (DETACHED SHOP): Exposes live components and creates potential for shock. Install a proper cover plate.
- OPEN GROUND (PRIMARY BEDROOM): Eliminates grounding protection, increasing shock risk. Have an electrician establish a proper ground connection.
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GFCI PROTECTION WAS NOT PRESENT AT RECOMMENDED LOCATIONS(KITCHEN, GUEST BATHROOM) GFCI protection was not present at some areas where it is currently recommended, such as the kitchen, bathrooms, garage, or exterior outlets. Installation of GFCI protection is advised to reduce the risk of electrical shock in these moisture-prone locations.
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THE LIGHT BULB AT THE GUEST BATHROOM VANITY DID NOT FUNCTION: This failure reduces the available light in the vanity area and prevents a full evaluation of the fixture's operation.
Replace the non-functional light bulb to restore full illumination and verify proper fixture function.
CARBON MONOXIDE AND SMOKE ALARMS
Smoke Alarms: Present
Carbon Monoxide Alarms: Present
SMOKE ALARMS PRESENT Smoke alarms were present in the home. In accordance with the Oregon Standards of Practice, the test function was operated where accessible. This test checks the electronic circuitry of the device but does not evaluate the smoke-sensing element itself. As a result, full functionality cannot be confirmed during a home inspection.
It is recommended to replace batteries regularly, test alarms monthly, and replace units every 10 years (or per manufacturer’s instructions) to help ensure reliable life-safety protection.
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CO ALARMS PRESENT Carbon monoxide (CO) alarms were present in the home. In accordance with the Oregon Standards of Practice, the test function was operated where accessible. This test checks the electronic circuitry of the device but does not evaluate the CO-sensing element itself. Full functionality cannot be confirmed during a home inspection. CO alarms are recommended outside each sleeping area and on every level of the home.
Regular testing, battery replacement, and replacement of units per manufacturer’s guidelines (generally every 5–7 years) are advised to help ensure reliable life-safety protection.
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Kitchen Appliances
GARBAGE DISPOSAL INFORMATION: A garbage disposal was present at the kitchen sink. These units grind food waste for drainage. Proper use involves running cold water during operation and avoiding fibrous or hard materials. Typical service life is 10-12 years.
Regular cleaning and cautious use are recommended.
DISHWASHER INFORMATION: A dishwasher was present. Its typical service life is 8-12 years. Proper maintenance includes scraping food, using a suitable detergent, and cleaning the filter. Dishwashers are not leak-proof, and leaks can develop over time.
Inspection is limited to visible conditions; hidden leaks or future issues cannot be determined.
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RANGE INFORMATION: The typical service life of these appliances is about 10–15 years, depending on use and maintenance. Inspection is limited to operating basic functions (if tested) and observing visible conditions. Performance of thermostats, timers, self-cleaning features, and other advanced functions is beyond the scope of a home inspection.
Regular cleaning and maintenance are recommended to help ensure safe and efficient operation.
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MICROWAVE INFORMATION: A permanently installed microwave was present in the kitchen. Typical service life is 8-10 years. Inspection is limited to testing the basic cooking function using a microwave LED tester to confirm electromagnetic energy generation. Efficiency, sensor settings, timers, and advanced features are not tested. Regular cleaning of the interior and ventilation is recommended for safe operation.
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REFRIGERATOR PRESENT A refrigerator was present. Inspection was limited to physical condition and interior temperature The unit was not moved, so conditions behind or beneath it were not determined. Efficiency, long-term cooling, ice maker, and other advanced features were not evaluated.
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EXTERIOR VENTED KITCHEN EXHAUST FAN A kitchen exhaust fan was present at the time of inspection. Exhaust fans help remove heat, moisture, and cooking odors from the kitchen. The inspection was limited to observing basic operation of the light(if present) and exhaust fan as well as the exhaust vent outlet.
THE DISHWASHER DRAIN LINE LACKED A PROPER HIGH LOOP: This omission can allow dirty water to backflow into the dishwasher, potentially contaminating clean dishes and compromising sanitation.
Install a high loop in the dishwasher drain line or connect it to an air gap to prevent backflow and ensure sanitary operation.
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Underfloor
Foundation Type: Vented Crawlspace
Inspection Method: Limited Inspection, Crawled
Framing Type: Concrete stem wall, Concrete footings, Wood posts, Wood beams, Wood joists, Plywood sub floor, Wood shims, Pier blocks
Insulation Type: Not installed
Vapor Barrier: Gaps Present
Ventilation Type: Foundation Vents
Underfloor Condition: Observations Noted
VENTED CRAWLSPACE FOUNDATION The home was constructed with a vented crawlspace, which consists of a short foundation perimeter wall designed to elevate the structure above grade. Visible portions of the foundation walls, posts, beams, joists, subfloor, and other accessible components were reviewed. Many areas may be concealed by insulation, soil, or finishes and could not be fully evaluated. Conditions such as moisture, pests, or deterioration may exist in hidden areas. The inspection was limited to visible and accessible components at the time of inspection, and any observations will be noted in this report.
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WOOD STRUCTURAL COMPONENTS WERE IN DIRECT CONTACT WITH THE GROUND (CRAWLSPACE): This condition creates a significant risk of moisture-related decay and infestation by wood-destroying organisms, which can compromise the structural integrity of the framing over time.
Modify the framing or grade the soil to provide adequate clearance between wood components and the ground to prevent moisture decay and infestation by wood-destroying organisms.
SHIMS WERE USED TO ADJUST THE FRAMING (CRAWLSPACE): This condition may indicate improper initial construction or attempts to level the structure over time, which is relatively common in older homes. While functional at present, shimmed framing can shift or settle with changes in load or moisture conditions.
Monitor the floor framing for movement or signs of settlement. Further evaluation of the stability and long-term effectiveness of the shimmed framing may be necessary if movement occurs.
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GAPS WERE PRESENT IN THE VAPOR BARRIER (CRAWLSPACE): These openings allow moisture migration from the ground into the crawlspace, reducing the effectiveness of the barrier and potentially leading to increased humidity, condensation, and deterioration of structural components.
Seal all gaps in the vapor barrier using approved tape or patching material to prevent moisture intrusion and restore the barrier's effectiveness.
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TYPICAL CRACKING WAS OBSERVED AT THE FOUNDATION STEM WALL Minor cracking was observed at the foundation wall, common with normal settling or shrinkage.
Monitor for changes; seal as needed to prevent moisture intrusion.
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NO INSULATION WAS PRESENT IN THE CRAWLSPACE Insulation was not present in the underfloor area. A lack of insulation can reduce energy efficiency, increase heating and cooling costs, and affect comfort. A lack of insulation can also cause water supply lines to freeze and be damaged.
Installation is recommended to improve thermal performance and efficiency.
CRAWLSPACE LIMITATIONS: Some areas of the crawlspace were inaccessible at the time of inspection. As a result, the inspection was limited, and conditions in these inaccessible areas could not be determined. Hidden defects may be present.
Attic
Access Location: Exterior Wall
Inspection Method: Crawled
Condition: Observations Noted, Satisfactory(Where Inspected)
Roof Framing Composition: Plywood Sheathing, Rafters
Insulation Type: Vermiculite, Blown Cellulose
Ventilation Type: Soffit Vents, Fixed Roof Deck Vents
ATTIC INSPECTION The attic was inspected as best as possible from the access opening and any areas that could be safely traversed. While efforts are made to crawl attics when space allows, full access is typically not obtained without disturbing the installed insulation. The inspection included a visual review of insulation, ventilation, and structural components where accessible. Adequate insulation improves energy efficiency and comfort, while proper ventilation helps regulate attic temperature and moisture levels, reducing the risk of condensation or damage to building materials. The following reference photos show the attic access and views from within the attic. Any concerns, if present, will be noted in the report.
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VERMICULITE INSULATION WAS PRESENT IN THE ATTIC (MAIN SECTION OF HOME): Vermiculite insulation, particularly if installed between the 1920s and 1990s, may contain asbestos, which poses a health risk if the material is disturbed or becomes airborne.
Do not disturb the vermiculite insulation. Consult with a licensed asbestos abatement professional to have the material tested and, if necessary, safely removed or encapsulated to ensure the health and safety of the home's occupants.
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SIGNS OF A PRIOR FIRE WERE OBSERVED IN THE ATTIC(ADEQUACY OF REPAIRS WAS NOT DETERMINED): New rafters were sistered to the burnt rafters but were not continuous. If the burnt rafters are structurally compromised, these sistered members may not provide adequate long-term structural support for the roof assembly.
Obtain full disclosure from the seller regarding the scope of work performed for these repairs, including all permits, engineering documents, and inspection records. Consult with a licensed structural engineer to evaluate the adequacy of the repairs and ensure the roof framing meets current safety and structural standards.
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Interior
Walls/Ceilings Material: Drywall
Floor Covering: Laminate, Tile, Carpet
Cabinet Types: Wood
Counter Types: Undetermined
Door Types: Wood, Hung
DRYWALL CRACKING WAS OBSERVED IN THE PRIMARY BEDROOM CEILING: The extent and pattern of the cracking may indicate settling, or stress in the ceiling framing, which warrants close observation to determine if the condition is active or stable.
Monitor the cracks closely for any changes in size or pattern. If movement or expansion is observed, consult with a licensed structural engineer to evaluate the underlying cause and determine if repairs or structural reinforcement are necessary.
THERE WERE INTERIOR MAINTENANCE ITEMS NOTED:
- CAULKING MAINTENANCE (KITCHEN AND BATHROOMS): Prevents moisture damage to cabinetry and wall substrates. Apply fresh caulking at all transitions.
- DRYWALL CRACKING (CEILING): Typically results from normal building settlement. Patch and paint as needed.
- EXPOSED DRYWALL TAPE (CEILING): Indicates joint failure and potential for further cracking. Re-tape, mud, and refinish affected areas.
- DOOR SURFACE DAMAGE: Reduces aesthetic appeal and may expose material to moisture. Repair and refinish damaged surfaces.
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Conclusion
THANK YOU for trusting Guide Home Inspection with your home inspection. We appreciate the opportunity to help you better understand your home and hope this report provides clarity and confidence moving forward. If you found value in our service, we’d be grateful if you shared your experience by leaving a 👉 Google review 👈 — it helps others make informed decisions and supports local homeowners in finding an inspection company they can trust.
Thank you again for choosing Guide — we’re honored to be part of your journey home.
Signed Contracts
Guide Home Inspection, LLC CCB#252001
541-241-2106
www.guidehomeinspection.com
daniel@guidehomeinspection.com