Company Information

Charles Buell Inspections INC

206-478-7371

http://www.buellinspections.com

Inspected by: Charles Buell
WA State Pest License #: 67488
WA State Home Inspector #: 220

ICN#Β 0000AQ0000

The Scope and Purpose of a Home Inspection

πŸ’²Purchasing property involves risk

The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.

Occasional typographical errors and other minor errors and omissions will 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 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 will be found.  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". Mention of specific recalls within this report must not be construed to mean that all such items have been identified, or that such identification is part of a Standard Home Inspection. 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. Clothes washers/dryers are typically not operated.

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.

For additional fees, I can perform invasive inspection of concealed areas if desired. Please contact me for more information regarding this service.

Moisture meters used

Throughout the report, reference may be made to moisture conditions and percentages of moisture content. These moisture readings are obtained by the use of a Protimeter, Surveymaster Moisture Meter or the Extech MO55 or the Tramex MEP. 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.

Your participation is requested

Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property. If you were not present during the inspection, you are urged to contact me for a verbal consultation. I am happy to do a zoom meetup to go through areas of concern in the report. If you choose not to be present or contact me after, I cannot be responsible for misinterpretation of the report.

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.

This report can also be printed on paper or to a PDF document.

Chapters and Sections

This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.

Most sections will contain some descriptive information done in black font. Observation 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 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.

Observation Labels

All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:

  • Significant Concern:
    Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
  • Repair/Replace:
    Repair and maintenance items noted during inspection that should be addressed in the immediate future. Typically they are concerns that may be expensive to correct or will become expensive corrections if nothing is done, or the item may just fail totally.
  • Recommended Maintenance:
    These are repair items that should be considered "routine home ownership items," such as servicing the furnace, cleaning the gutters or changing the air filters in the furnace.
  • Improvement:
    Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
  • Monitor:
    Items that should be watched, with guidance as to frequency, to see if correction may be needed in the future.
  • Due Diligence:
    Observation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair.
  • Future Project:
    A repair that may be deferred for some time but should be on the radar for repair or replacement in the near future.
  • Efficiency & IAQ:
    Denotes observations that are needed to make the home more energy efficient as well as to bring the home up to modern insulation standards. This category typically includes windows and insulation. Other items, such as lighting and appliances, are not inspected for their energy status. It also covers issues related to Indoor Air Quality which is often related to efficiency.
  • Completed:
    Items that were initially an issue but have since been completed.
  • Note:
    Refers to aside information and /or any comments elaborating on descriptions of systems in the home of a more informational nature.
  • Description:
    Detailed description of various aspects of the property noted during the inspection.

Pest Inspection

All items with the bug logo () are part of a structural pest inspection. If your inspector included a structural pest inspection as a part of the scope of your home inspection, you can distinguish pest inspection items by this logo. You can also go to the pest inspection summary page to see a summary of the items that are part of a pest inspection.

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. It should be considered highly likely there will be other issues you would like in the summary, and you should add these as desired. 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 these Narrative comments in the Summary have pictures and web links that better clarify the issues. Please refer to their place in the report body for additional clarification/information. Lack of information under any given component only means that, in my opinion, there was nothing in the body of the report that warranted posting it to the Summary. There will certainly be valuable information under each applicable component in the body of the report.

Summary

Significant Concerns

  • ROOF-5 ROOF:

    There is a ladder attached to the west side of the chimney that is in questionable condition. I recommend a qualified party evaluate its condition to make sure it is safe to use. The chimney cap is badly rusted and that should be evaluated and replaced as deemed necessary by a qualified party.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • L1-1 🧺Laundry:

    The vent cap for the dryer has a cage type cover. These cages tend to plug with lint. I recommend removal of the cage to allow for better flow of air out of the vent. Maintaining these vents free of lint should be done on a monthly basis until the necessity for less frequent cleaning can be determined. Clogged dryer vents, besides being a fire hazard, can result in longer drying times.

    Removal of the cage component of the cap is recommended.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Repair/Replace Items

  • GROUNDS-8 β›ΊGROUNDS:

    There are several landscaping stairs around the property that have no handrails. For improved safe use of the stairs I recommend having proper handrails installed by a qualified party. These wood steps can be very slippery and increase the risk of falls. Most of the steps have some amount of wood decay/rot present and all should be evaluated and repaired as deemed necessary by a qualified party.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • GROUNDS-9 β›ΊGROUNDS:

    The treated wood typically used in the construction of retaining wall structures is called "ground contact" pressure treated wood. Because the preservative does not typically penetrate to the center of the wood, decay/rot and damage by wood destroying insects can occur over time. This often cannot be determined in a visual inspection. Wood members with typical checking cracks are especially prone to hidden damage. Ground Contact, pressure treated lumber, older than 20 years, should be invasively tested by a qualified party to determine the soundness of the wood. When wood retaining wall structural components need to be replaced, they should be replaced with "foundation grade" pressure treated lumber. Some decay/rot was noted at most of the wood retaining structures around the properly and all should be evaluated and replaced/repaired by a qualified party as deemed necessary. Pictures below are only representative.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • BUILDINGEXTERIOR-3 🏑BUILDING EXTERIOR:

    At the NW corner of the home there is a storage structure attached the home that is poorly constructed. I recommend removal or repairs by a qualified party. The roof is too flat for the type of shingles installed and the skylights will be prone to leaking. There are also issues with the siding on the structure and how it does not cover properly. There is some evidence of past leaks into the roof structure but no staining that tested positive for moisture at the time of inspection. Leaking should be anticipated without repairs. There can be problems related to the downdraft exhaust fan terminating in the space that will be discussed later in the kitchen section of the report.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • BUILDINGEXTERIOR-4 🏑BUILDING EXTERIOR:

    Inside the attached storage shed at the NW corner of the home there are pipes and wires that pass through the siding that are not properly sealed. I also recommend asking the seller what these pipes and wires are for and whether they are. The tape present on the pipes may indicate problems depending on what they are.

    • πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence
  • BUILDINGEXTERIOR-5 🏑BUILDING EXTERIOR:

    Some of the siding has weathering/deterioration. All siding components should be carefully evaluated as to the need for repairs and repaired as necessary by a qualified party. Proper caulking of siding and trim details should be fully evaluated and caulked/sealed/flashed as deemed necessary. I recommend professional repainting of the home by a qualified painting contractor. Of particular concern is the siding around the sun-room where there is evidence by moisture meter of water in and behind the siding. Some decay/rot was present and hidden damage should be anticipated. Water penetration of the chimney chases is also suspected but not verified.

    • πŸ›‘ Safety πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence
  • BUILDINGEXTERIOR-6 🏑BUILDING EXTERIOR:

    On the chimney chase at the East side of the home there is a cover for access into the chase that was not opened at the time of inspection. I recommend access be made to determine if water is leaking into the chimney chase. If signs of water or damage is noted, further evaluation/repairs by a qualified party is recommended.

    • πŸ›‘ Safety πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence
  • WWDFED-1 West Wood Deck & Front Entryway Deck:

    Both wood deck structures (discussed together for simplification) have numerous issues and no attempt to document all these issues will be made in this report. The following pictures with descriptions are meant to convey the necessity for a full evaluation/repair or likely even replacement of the structures by a qualified deck installation/repair contractor for improved safety. There are issues with:

    • Decay/Rot in support posts
    • Decay/Rot in beams
    • Decay/Rot in floor structures
    • Decay/Rot in guard structures
    • Decay/rot in stairs
    • Failed deck surfaces
    • Ledger not bolted or not adequately bolted
    • Guard not adequate
    • Guard spacings inadequate
    • Stair structures not adequate
    • Stair guard not adequate
    • Guards that would not meet lateral force requirements either at the top rail or at the field (balusters)
    • No solid blocking above beams
    • Missing handrails
    • Inadequate/improper repairs

    These pictures should not be construed to be a complete accounting of the issues. Deck structure replacements typically require permits and sometimes engineering. Discuss with the deck contractor the costs related to these repairs/replacement to your satisfaction and the deck should only be used with great care until proper repairs/replacement is completed.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • S1-1 South deck:

    The south deck structure has numerous issues and most are adequately discussed with the other deck narrative--especially as relates to the guard. The following pictures with descriptions are meant to convey the necessity for a full evaluation/repair of the structure by a qualified deck installation/repair contractor for improved safety. There are issues with:

    • Inadequate post attachment
    • Leaking into finish structures below
    • Failed deck surfaces
    • Guard not adequate
    • Guard spacings inadequate

    These pictures should not be construed to be a complete accounting of the issues. Deck structure replacements typically require permits and sometimes engineering. Discuss with the deck contractor the costs related to these repairs/replacement to your satisfaction and the deck should used with caution until proper repairs/replacement is completed.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • UN-1 Upper North balcony:

    The deck guards have issues the same as the other decks on the home that should be addressed by a qualified deck installation contractor. Some of these conditions are listed below and a full evaluation of the deck should be made and repairs made as deemed necessary:

    • Barrier not adequate
    • Spaces wider than 4"
    • Guard poorly supported

    It was noted there was an escape ladder on the balcony. These can be very beneficial in an emergency but they can also represent a serious safety hazard of not secured properly. I recommend verification of adequate support for this ladder to your satisfaction.

    • πŸ›‘ Safety πŸ” Due Diligence
  • GARAGE-3 🚘GARAGE:

    To prevent injury to children and pets the safety beams for garage doors should be located between 4-6" of the floor. The safety beams on this door are too high. I recommend for safety that the sensors on the east door be properly located by a qualified garage door installation company.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence.
  • ROOF-1 ROOF:

    The shake roof surface has reached the end of its useful life and no longer adequately protects the home from damage from the elements. I recommend replacement of the roof by a qualified roofing contractor. I recommend obtaining estimates as to costs of replacement and any associated repairs that might be necessary in conjunction with the replacement.  The pictures below document some of the concerns related to this roof and should not be construed to mean there are no other conditions that need to be addressed. Hidden damage is common with failed roofs. All underlying structures should be evaluated and repaired as deemed necessary in the context of the roof replacement. Extensive patching of the roof is evident and further repairs will be difficult due to overall fragility of the shakes. I recommend factoring replacement of the roof as soon as practical. Confidence is low that the roof is not currently leaking. 

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence
  • ROOF-3 ROOF:

    When purchasing a home it is a good idea to have the chimney cleaned to establish a cleaning history--unless satisfactory documentation can be obtained from the seller. A home inspector provides a basic visual examination of a masonry chimney and any associated component such as a fireplace. A Level 2 inspection is an in-depth inspection by a specially trained and qualified chimney professional. The flue and all associated components are carefully analyzed for safety and performance. For additional information, and to evaluate if you wish to have such an inspection, please visit: The Three Levels of Chimney Inspection I recommend that the chimney flue be cleaned and inspected by a CSIA-Certified, qualified chimney sweep prior to use and that any repairs found to be necessary be performed by a qualified steel chimney installation company prior to use.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-1 πŸ’‘ELECTRICAL:

    The "splitter box" or "CT Can" was not accessible at the time of inspection due to being covered over by wall materials. I recommend proper access be made to this panel as there are devices that need maintenance or replacement periodically. Perhaps repairs can be put off until repairs/maintenance becomes necessary.

    • πŸ›‘ Safety πŸ” Due Diligence
  • ELECTRICAL-6 πŸ’‘ELECTRICAL:

    For proper access to the panel there should be an area 30" wide and 3' deep in front of the panel (clear all the way to the floor. A minimum of 6'-6" of headroom in front of the panel is recommended and the top breaker in the panel should be no higher than 6'-7" above the floor. This panel has poor access due to storage, I recommend this area be properly maintained free of encumbrances to allow for inspection and access in the event of an emergency. This information not repeated for the other panel.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-7 πŸ’‘ELECTRICAL:

    Some amount of amperage (.40) was noted on the building's electrical grounding system. This can be the result of stray voltage entering the home from the ground. It can also occur from conditions within the home and/or wiring to/from the utility company transformer, or even from neighboring buildings--or even low voltage equipment like phone and cable. In a properly functioning system there should be little to no current flowing on the ground wire. This is a shock hazard to persons working on the electrical system. I recommend evaluation/repairs by a licensed electrical contractor in the context of other electrical repairs. Repairs may involve the electrical utility if it is determined current is coming into the building as opposed to leaving the building.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

    Information for the electrician:

  • ELECTRICAL-8 πŸ’‘ELECTRICAL:

    Hot and cold water pipes are essentially bonded at any continuous type shower or tub fill valve and is adequate to meet the requirements of hot and cold pipe bonding by most jurisdictions. Adding a bonding wire connecting the Hot and Cold water pipes together at the water heater is recommended when the licensed electrical contractor is at the home for other reasons as deemed necessary and as additional protection.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-12 πŸ’‘ELECTRICAL:

    For proper access to the panel there should be an area 30" wide and 3' deep in front of the panel (clear all the way to the floor. A minimum of 6'-6" of headroom in front of the panel is recommended and the top breaker in the panel should be no higher than 6'-7" above the floor. This panel has poor access due to storage, I recommend this area be properly maintained free of encumbrances to allow for inspection and access in the event of an emergency.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-13 πŸ’‘ELECTRICAL:

    All Hot Tubs require GFCI protection by current standards. The current location does not have GFCI protection and the panel cover does not restrain the breaker properly. I recommend evaluation/repairs by a licensed electrical contractor when they are at the home making other electrical improvements if the tub is to be used.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-18 πŸ’‘ELECTRICAL:

    There is one junction box in the basement that is missing a cover plate. Cover plates should be installed by the electrician in the context of other electrical repairs at the home. Others should be anticipated and installed wherever found missing.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ELECTRICAL-19 πŸ’‘ELECTRICAL:

    Electrical wiring to the garbage disposal is damaged. I recommend evaluation/repairs by the licensed electrical contractor in conjunction with other repairs at the home.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ELECTRICAL-20 πŸ’‘ELECTRICAL:

    In the horse barn there is NM cable that runs out of conduit that is improperly attached to a plug. I recommend evaluation/repairs by a licensed electrical contractor. This wiring should be in a junction box and attached to the load side of the GFCI device. The cover plate is also broken and a proper cover should be installed. In several of the out buildings there are extension cords installed in a "permanent" fashion. Proper wiring should be installed to replace these extension cords.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ELECTRICAL-23 πŸ’‘ELECTRICAL:

    Lights in the basement living room on the west side flash repeatedly when the dimmer switch is operated. This is consistent with the dimmer and the bulbs not being compatible. It may also be related to the blinking of the lights in the kitchen eating area. I recommend evaluation/repairs by the licensed electrical contractor.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-31 πŸ’‘ELECTRICAL:

    None of the Garage receptacles tested as GFCI protected (automatic door opener, some receptacles, etc). Current requirements call for ALL 120 volt 15 amp and 20 amp receptacles in the garage be GFCI protected. Upgrading to current standards is recommended for improved safety. Consult with electrical contractor when they are at the home for other reasons. 

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-34 πŸ’‘ELECTRICAL:

    The hot tub/spa circuit was not GFCI protected. I recommend evaluation/repairs as deemed necessary by the licensed electrical contractor.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-35 πŸ’‘ELECTRICAL:

    The in-floor heat did not appear to be GFCI protection as required. I recommend evaluation/repairs as deemed necessary by the licensed electrical contractor.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-36 πŸ’‘ELECTRICAL:

    The receptacle inside the NW attached storage shed is not GFCI protected. I recommend evaluation/repairs by the licensed electrical contractor.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-37 πŸ’‘ELECTRICAL:

    No Carbon monoxide alarm/detectors were observed outside the sleeping room areas. I recommend that homeowner/handy-person install a carbon monoxide alarm/detector according to the manufacturers specifications. These alarm/detectors are currently required in all homes. They are currently required on each floor level of the home and outside each sleeping area of the home. A plug-in type detector with digital readout is preferred. They are required to be maintained to the manufacturer's instructions by the tenant of the home

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-38 πŸ’‘ELECTRICAL:

    No smoke alarms were noted at basement level, at main floor level, at basement bedrooms, at main floor bedrooms, at the loft bedrooms, inside basement bedrooms, inside main floor bedrooms, inside the loft bedroom. I recommend installation of photo-electric smoke alarms at all required locations per current standards and per manufacturer instructions prior to occupancy.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-39 πŸ’‘ELECTRICAL:

    The smoke alarms are likely past their expected life at the loft area. I recommend replacement of all of the alarms unless it can be shown they are less than 10 years old. If the alarms are more than 10 years old they should all be replaced by a qualified party throughout the home with photo-electric type alarms.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • PLUMBING5-3 🚿PLUMBING:

    The water filters are not typically inspected as part of a home inspection except for evidence of past/ongoing leaking. This unit has no water shut-offs present on both sides of the filter that are recommended for servicing of the unit. I recommend repairs by a licensed plumber in the context of other plumbing work done at the home.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • PLUMBING5-9 🚿PLUMBING:

    The floor drain was plugged at the time of inspection for unknown reasons. When the drain is covered it cannot collect and drain water properly. I recommend proper clearances be maintained around the drain to reduce the likelihood of flooding in the area.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • PLUMBING5-10 🚿PLUMBING:

    There is currently no drain on the water heater TPRV (Temperature Pressure Relief Valve) as currently required. The drain should terminate at the exterior of the building at a location that can be monitored and it should terminate between 24" and 6" of the ground. I recommend evaluation/repairs by a licensed plumber or other qualified party.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence
  • PLUMBING5-11 🚿PLUMBING:

    There is currently no seismic strapping on the water heater as is required or for the holding tank at the entry to the room. I recommend that seismic strapping be installed per manufacturer's instructions by homeowner/handy-person or other qualified party. These strapping kits are readily available at Lowes/Home Depot type home maintenance stores. Strapping is required to be at both the top and bottom of the tank in the top and bottom third of the tank with either blocking or no space between the tank and wall.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • HEATINGCOOLING1-1 πŸ”₯HEATING / ❄️COOLING:

    The heating/cooling system was only partially inspected and I recommend you obtain all pertinent information about the system from the seller. This should include operating and maintenance instructions. The electric resistance back-up part of the system did not operate with the thermostat at the time of inspection and likely needs repairs. The heat pump side seemed to function normally but I did not determine if it got to a high enough temperature at the registers to functionally heat the home. Registers measured below 85Β° F which typically would not be enough but it was not operated very long. Discuss with the seller to your satisfaction.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🌲 Efficiency / IAQ πŸ” Due Diligence
  • HEATINGCOOLING1-2 πŸ”₯HEATING / ❄️COOLING:

    The furnace compartment has a corner that seems to have been cut off to make taking it apart possible. I recommend this small piece be more adequately attached to better seal the compartment. I recommend repairs by the licensed HVAC contractor perhaps in the context of the next servicing.

    • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence
  • EXTERIORDOORS-1 πŸšͺEXTERIOR DOORS:

    Some of the exterior doors are in need of repairs/weather-stripping. All of the exterior doors have cosmetic as well as defects related to age and use. The jambs and locking/latching mechanisms are in poor condition as well. Replacement of the doors can improve overall energy efficiency of the home as well as improve security of the home. Until these doors can be replaced by a qualified door installation company, I recommend that they be maintained well painted and sealed to protect the home from damage from the elements. Pictures below document some of the concerns and all should be evaluated and repaired as deemed necessary by a qualified party. To avoid repetition this info will not be repeated for other exterior door locations.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • EXTERIORDOORS-4 πŸšͺEXTERIOR DOORS:

    The screen doors on the balcony do not close properly and the screens are plugged with lint. Repair/clean as desired.

    • πŸ”§ Maintenance πŸ” Due Diligence
  • IBG-1 Interior Barriers/Guards:

    The barrier/guard does not have proper spacings less than 4 inches. Current requirements call for guard spaces to be less than 4 inches as this is less that what a child can fit his or her body through that could result in strangulation when their head does not fit. For improved safety, the spaces should be reduced to less than 4 inches. I recommend evaluation/repairs by a qualified railing installation contractor.

    • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence
  • F7-1 πŸ”₯Fireplaces:

    Chimneys of wood stoves should be cleaned as necessary. Excessive creosote buildup may result in a chimney fire. When buying a new home it is a good idea to establish a cleaning and maintenance history for the fireplace/chimney by having it cleaned upon taking occupancy and prior to use. The fire-brick inside the unit is in poor condition. This should be repaired by a qualified party.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence
  • S2-1 πŸͺ‘Sun-room:

    The wood supports for the glass roof and walls is in poor condition with decay/rot present and elevated moisture throughout. Repairs of this structure will not likely be practical and removal/replacement is advised. Consult with a qualified contractor as to options.

    • πŸ›‘ Safety πŸ”§ Maintenance 🐞 WDO’s βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence
  • LB1-4 πŸ›€Loft Bathroom:

    The toilet in the loft bathroom is older and the mechanisms inside the tank are in poor condition and replacement should be anticipated. The overflow tube is not properly installed inside the pipe. I recommend upgrading by a qualified party.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • MFB-2 πŸ›€Main Floor Bathroom:

    The drain flange in the bathtub is badly rusted/stained. I recommend replacement of this flange by a licensed plumber. The flange can fail and result in leaks.

    • πŸ›‘ Safety πŸ”§ Maintenance 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • UK-9 πŸ₯§Upper Kitchen:

    Most jurisdictions do not allow Disposers on septic systems. I recommend removal of the Disposer or confirmation with local jurisdiction as to meeting current requirements. Regardless of jurisdictional regulations, I still consider disposers on septic systems a poor idea due to the additional stress they add to the septic system.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • UK-11 πŸ₯§Upper Kitchen:

    The cook-top downdraft fan was not inspected but its termination at the exterior was noted inside the attached storage shed at the NW corner of the home. The housing is badly broken with large pieces missing and proper operation is not likely. I recommend replacement of the cap by a qualified party if the unit is to remain in use.

    • πŸ”§ Maintenance βž• Upgrade
  • BK4-2 πŸ₯§Basement Kitchenette and adjoining area:

    I did not verify that the anti-tip device is properly installed on the range. I recommend further evaluation and repairs as deemed necessary by a qualified appliance installation contractor--perhaps in conjunction with repairs to the Microwave/hood to be discussed later in this report.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence
  • BK4-3 πŸ₯§Basement Kitchenette and adjoining area:

    Kitchen exhaust fan vents should not discharge into the interior area due to excessive moisture or grease buildup concerns and the possibility of consequential damage. I recommend the exhaust vent be properly redirected to the exterior where required.

    Vent pipes for Kitchen exhaust fans should always be smooth-wall metal pipe. Grease build up in vent pipes is common and can result in grease fires in the duct work. I recommend that these ducts be professionally cleaned by a qualified duct cleaning company annually. Metal grease screens at the hood itself should be cleaned frequently by the homeowner. The screen in the exterior cap must be maintained clean and free of debris/grease. The exterior vent cap is required to have a back-draft damper and screen. I recommend evaluation/repairs by a qualified party or parties. Some means of venting to the exterior would have been required at the time the unit was installed and is consistent with lack of jurisdictional over-sight.

    • πŸ›‘ Safety πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence
  • L1-3 🧺Laundry:

    The central vacuum terminates inside the NW attached storage shed. There is a cap but no back-draft damper. I recommend a proper termination by a qualified party to keep air and vermin from entering the pipe. The cap also appears to have a clogged screen which could prevent operation of the unit.

    • πŸ”§ Maintenance πŸ” Due Diligence

Recommended Maintenance Items

  • ROOF-6 ROOF:

    Most of the gutters need cleaning. I recommend professional cleaning/maintenance by a qualified gutter cleaning company. This cleaning should include downspouts and verification of proper function. 

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence
  • ROOF-9 ROOF:

    There is considerable vegetative debris on the roof---mostly on the west side of the roof. I recommend proper removal of this vegetation by a qualified party. Sometimes debris/moss can limit inspection and hide adverse roof conditions, as well as cause damage to the roof. Some amount of hidden damage should always be anticipated. Inspection of the roof by a qualified party after removal is recommended. I recommend that moss never be pressure washed. Pressure washing (whether with air or water) takes years off the life of a roof. It is best to gently sweep moss off during the dry season and to sprinkle laundry detergent on the roof to act as a deterrent to moss growth. Sometimes moss inhibitors are successful---sometimes not. Installation of zinc strips can also aid in keeping moss from becoming invasive.

    • πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence
  • ELECTRICAL-22 πŸ’‘ELECTRICAL:

    Throughout the home there are missing/not functional light bulbs. When the bulbs are installed/replaced, if the fixture still does not function, further evaluation/repairs by a licensed electrical contractor is recommended.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • PLUMBING5-4 🚿PLUMBING:

    The outside faucet at the garage, was not tested for function for the following reasons as there was no water at the valve---perhaps consistent with being winterized. Discuss with seller to your satisfaction. At the east side of the home there is a in-ground box filled with Styrofoam that may be the water shut-off to drain the valve at the garage, or it may be something else entirely. I recommend discussing this with the seller.

    • πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • PLUMBING5-6 🚿PLUMBING:

    The outside hydrant at the horse barn, was not tested for function. I recommend proper function be determined and any repairs necessary for proper function should be done by a licensed plumber or other qualified party.

    • πŸ”§ Maintenance πŸ” Due Diligence
  • F7-3 πŸ”₯Fireplaces:

    There is some mechanical damage to the hearth around the stove. Repair as desired.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence
  • LB1-3 πŸ›€Loft Bathroom:

    The grout around the bottom of the tiles where they connect with the shower base have been caulked over. Caulking this connection can result in trapping of moisture behind the tiles/caulk resulting in mold growth behind the caulk. This connection should either be grouted only or per current best practice recommendations should be filled with sanded caulk. I recommend proper repairs of this connection by a qualified tile installation company.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • MFB-1 πŸ›€Main Floor Bathroom:

    The pop-up stopper is missing/not functional at the main floor bathroom sink.  I recommend repairs by homeowner/handy-person. These pop-up stoppers are readily available at Lowes/Home Depot.

    • πŸ”§ Maintenance
  • BB-2 πŸ›€Basement Bathroom:

    I recommend proper caulking of the bases of all of the toilets to the floor---where currently missing. Caulking the base of the toilet helps to stabilize the toilet as well as making cleaning around the toilet easier. Proper caps can be installed on the hold-down bolts as well.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence

Improvements

  • BUILDINGEXTERIOR-8 🏑BUILDING EXTERIOR:

    There are areas that are not properly counter-flashed. All materials, in order to properly shed water, are required to counter-flash materials below them. Missing flashings can lead to water penetration behind the siding and can lead to water penetration of the house sheathing at these locations. Repairs would likely prove difficult but repairs may become necessary in time--this is especially true in areas that are not well protected by overhangs on the south sides of the home. Hidden damage is common, with at least the trim boards. I recommend monitoring and repairs later when it becomes necessary or that proper flashings be installed now by a qualified siding contractor to avoid perhaps more costly repairs later. In the context of repainting the home you might want to consider having proper flashings installed. If flashings are not installed it will be necessary to be vigilant about keeping the connections well caulked and sealed to prevent water intrusion. The big drawback to caulking these connections as opposed to proper flashings is that water that finds its way behind the siding will not have a good pathway out from behind the siding and can cause hidden damage behind the siding. These flashings are obviously less critical in areas well protected by overhangs---as is the case at many locations on this home, but that does not eliminate the "requirement" for them by current building standards or that it increases the risk of hidden damage.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • GARAGE-1 🚘GARAGE:

    When the garage door is opened manually there should be a lift handle (although sometimes cross braces can act as a sufficient handle) to allow for ease of opening. This door has a lift handle but it is not adequately attached. I recommend evaluation/repairs by a qualified party to assist in opening the door manually.  

    • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence
  • GARAGE-2 🚘GARAGE:

    Newer requirements for garage door opener buttons require that they be located a minimum of 60" above the walking surface and that warning labels regarding the use of overhead doors be located near the push buttons. A proper warning label should be installed by a qualified party. These required warning labels can be obtained from any automatic door installation company or from the opener manufacturer.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ROOF-7 ROOF:

    Where the downspout terminates at underground pipes there are no transition adapters to help with the change from rectangular to round pipes. These adapters help keep debris out of the drains. I recommend installation of proper adapters by a qualified party.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • ROOF-8 ROOF:

    Both skylights have broken thermal seals. While mostly cosmetic, I recommend replacement as desired.

    • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence
  • ELECTRICAL-2 πŸ’‘ELECTRICAL:

    As of July 2017, the lugs where the service entrance conductors connect to the panel require barriers that prevent inadvertent contact with the unfused conductors. Them not being present is consistent with the date of construction. Upgrading by a licensed electrical contractor in the context of other electrical repairs at the building is recommended when practical. This information not repeated for the other panel.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-3 πŸ’‘ELECTRICAL:

    Proper access to the service panel is not possible due to bump out that covers the CT Can located in front of the panel. Minimum clearances of 30" wide and 36" deep in front of the panel, and from the floor to a height of 6'-6" above the floor is required is required. I recommend that proper clearances be maintained. Proper access should be maintained for both servicing and access during an emergency or to reset tripped breakers. This information not repeated for the other panel.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-4 πŸ’‘ELECTRICAL:

    The top breakers in the panels should not be more than 6'-7" above the floor for safety. I recommend evaluation/repairs by a licensed electrical contractor as deemed necessary. This information not repeated for the other panel.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-5 πŸ’‘ELECTRICAL:

    There is currently some labeling of the circuits in the electrical panel. I recommend that all circuits be properly identified/labeled by licensed electrical contractor prior to occupancy. This information not repeated for the other panel.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-9 πŸ’‘ELECTRICAL:

    The breaker in the electrical panel in the garage that is being used as a "main breaker" is required to be permanently attached in the box. Each manufacturer has kits for this purpose. Another option, since a main breaker is not required at this location, would be to run the wires to the panelboard lugs instead of the breaker. Consult with a licensed electrical contractor as to options for repairs and/or improvements.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ELECTRICAL-10 πŸ’‘ELECTRICAL:

    Currently all sub-panels to detached structures are required to be fed with four wires (two hots, a neutral and a ground). These older 3 wire feed sub-panels were once compliant with industry standards and are typically not problematic as long as there are no other metallic pathways between the buildings and a grounding electrode system is installed at the building. These panels are required to be wired as if they were service equipment with the grounds and neutrals bonded together. I could not determine that any other metallic pathways between buildings exists. I recommend evaluation/repairs by the licensed electrical contractor in the context of other electrical work done at the home.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ELECTRICAL-11 πŸ’‘ELECTRICAL:

    The panel is "over-recessed." When the panel is over-recessed the cover cannot properly restrain the breakers and movement of the breakers is possible leading to arcing at their connections. I recommend proper repairs to allow for proper installation of the cover by licensed electrical contractor.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-14 πŸ’‘ELECTRICAL:

    The Cooktop Circuit "lock-out" device was not installed. I recommend installation of lock-out device by licensed electrical contractor when they are at the home for other reasons.

    • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-16 πŸ’‘ELECTRICAL:

    There are many multi-wire circuits in the home. Multi wire circuits are wires that "share" a neutral conductor back to the Service panel. When this is done care must be taken to ensure that the two hot conductors end up on separate bus bars at the Service panel. It is also critical with these multi-wire circuits that the neutral be continuous by any devices it needs to be attached to throughout the circuits. This is not possible to confirm in the course of a Standard Home Inspection and could be checked by a licensed electrical contractor in the context of other electrical repairs. Current requirements call for handle ties to be installed on the two breakers for each circuit to ensure that if one circuit is shut down, both will be de-energized. I recommend repairs of this condition when the licensed electrical contractor is at the home for other reasons. For more information on Multi-Wire circuits please see the following link: Multi-Wire Circuits

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ELECTRICAL-17 πŸ’‘ELECTRICAL:

    Sometimes wires that are typically used as neutral (white) conductors are used as "hot" (black/red) conductors. When so used it is required that they be re-identified--with black tape or other means. I recommend that when the electrician is at the Building for other reasons and has the panel cover off that these wires be re-identified.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ELECTRICAL-21 πŸ’‘ELECTRICAL:

    It was noted a few of the receptacles do not hold a plug securely. This is common with receptacles that have been used a lot. I recommend that wherever you find plugs that do not hold a plug with "some resistance" that they be professionally replaced. Keep in mind that by current standards any replaced receptacle must be replaced with a Tamper Resistant type receptacle where Tamper Resistance is required and that the receptacle also be AFCI protected when replaced in an area currently required to be AFCI protected.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ELECTRICAL-24 πŸ’‘ELECTRICAL:

    The exposed bulbs in the porcelain bulb holders at many locations are subject to physical damage as well as being a fire hazard. I recommend upgrading this fixture with type approved for areas subject to physical damage, by a licensed electrical contractor when they are at the home for other reasons.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-25 πŸ’‘ELECTRICAL:

    Currently all 125-volt & 250-volt, single-phase, 15- and 20-ampere receptacles installed in the following locations shall have ground-fault circuit interrupter protection: bathrooms, garages, detached non-habitable buildings, outdoors, crawl spaces, unfinished or finished basements, kitchen countertop receptacles, within 6 feet of all sinks, boathouses, within 6 feet of a tub or shower, laundry areas, dishwasher branch circuit, crawl space lighting outlets. The home appeared to be wired to current requirements, however not every outlet was checked. Also exterior HVAC under 60 amps require GFCI protection. Upgrading to current standards is recommended.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • ELECTRICAL-26 πŸ’‘ELECTRICAL:

    The kitchen countertop receptacles are not currently GFCI protected. I recommend that as a safety upgrade that a licensed electrical contractor change the receptacles to GFCI type receptacles or if possible that the breakers for these circuits be changed to Dual Function (AFCI/GFCI) Combination type breakers as would be currently required. Additional locations that required GFCI protection should also be upgraded, like Dishwasher, refrigerator receptacles within 6 feet of the sink and any other locations deemed necessary by the licensed electrical contractor.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-27 πŸ’‘ELECTRICAL:

    Modern standards require a receptacle at both ends of any island countertop that has a cooktop and the space behind the the countertop is more than 12". This countertop has no receptacle at one end. I recommend evaluation/repairs as deemed necessary by the licensed electrical contractor.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-28 πŸ’‘ELECTRICAL:

    The driveway gate is GFCI protected and redundant with GFCI protection in the horse barn. This is more of a nuisance and could be corrected by the licensed electrical contractor in the context of other electrical repairs. The garden shed has receptacles that are not GFCI protected. I recommend repairs of this by the licensed electrical contractor in the context of other electrical repairs. All of the receptacles in the detached buildings should be checked in the context of these repairs.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-29 πŸ’‘ELECTRICAL:

    The kitchen countertop receptacles are not currently GFCI protected. I recommend that as a safety upgrade that a licensed electrical contractor change the receptacles to GFCI type receptacles or if possible that the breakers for these circuits be changed to Dual Function (AFCI/GFCI) Combination type breakers as would be currently required. Additional locations that required GFCI protection should also be upgraded, like Dishwasher, refrigerator receptacles within 6 feet of the sink and any other locations deemed necessary by the licensed electrical contractor.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-30 πŸ’‘ELECTRICAL:

    Modern standards required GFCI protection of all receptacles in laundry rooms. At the time of inspection there was no GFCI protection in the laundry room. I recommend evaluation/repairs/upgrading by the licensed electrical contractor in the context of other electrical improvements.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-32 πŸ’‘ELECTRICAL:

    The outside receptacles at the buildings do not have proper weather tight "in-use" type cover as currently required. As a safety upgrade I recommend that the cover be replaced by the licensed electrical contractor in the context of other electrical repairs at the home.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-33 πŸ’‘ELECTRICAL:

    The receptacles in the unfinished basement space were not GFCI protected. Modern requirements call for GFCI protection of ALL receptacles in basement spaces whether finished or not. I recommend evaluation/upgrading as deemed necessary by the licensed electrical contractor.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • PLUMBING5-5 🚿PLUMBING:

    Adding anti-siphon devices to the frost free faucets is recommended. These devices are readily available at Lowes/Home Depot and can be installed by homeowner/handyperson. Small amounts of water can remain in the anti-siphon device that can freeze in winter and cause damage to the device. Inside the device, where the water comes out, there is a lever that needs to be moved to drain this small amount of water. This will help protect the device from freeze damage. Upgrading to faucets that have integral anti-siphon devices is recommended to avoid this issue.

    • πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • PLUMBING5-12 🚿PLUMBING:

    I did not verify if any of the tub/shower or bathroom fixtures were temperature controlled. I recommend verification of temperature control and if it is found to not be, I recommend for improved safety proper temperature control be installed. This can be most easily accomplished by installation of a thermostatic mixing valve at the water heater. Consult with licensed plumber as to recommendations and costs. Water temperature tested at under 120Β° F.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence
  • EXTERIORDOORS-3 πŸšͺEXTERIOR DOORS:

    Because of the type of lockset installed on the deck door, it is possible to lock oneself out of the home and be stuck on the deck. I recommend installation of a different type of lockset to prevent this from happening. Consult with door lock installation company about possible options for optimum security.

    • πŸ›‘ Safety πŸ” Due Diligence
  • INTERIORS1-1 INTERIORS:

    Generally, throughout the home (including bathrooms, kitchen, laundry etc) the floors have some mechanical damage and wear consistent with age and use. Carpeting and wood floors in particular show wear and some mechanical damage. Concerns that warrant additional mention, if any, will be described in more detail in the flooring section of the individual rooms below.

    • βž• Upgrade πŸ” Due Diligence
  • S-1 Stairs:

    It is common for stairs to the basement and loft levels in homes of this age to not meet current standards. Improper side barriers, handrails, tread depth, etc are common. Changes to these stairs for safety may be warranted but often times adjustments are difficult and/or expensive.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • LB1-1 πŸ›€Loft Bathroom:

    The Bathroom cabinets are older style stained wood cabinets and their condition is consistent with age and type of construction. Doors and drawers that do not operate properly are common with these older cabinets. Doors not lining up properly is common and repairs can be performed by homeowner/handy-person as desired.

    • πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • UK-2 πŸ₯§Upper Kitchen:

    The Kitchen cabinets are older style stained wood cabinets and their condition is consistent with age and type of construction. Doors and drawers that do not operate properly are common with these older cabinets.  

    • πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence.
  • UK-3 πŸ₯§Upper Kitchen:

    These boards are readily available at Lowes/Home Depot/Cabinet Stores etc. When these boards are damaged and/or unsanitary I recommend that they be replaced by homeowner/handyperson. I recommend that solid wood boards be used instead of veneer wood boards.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • UK-5 πŸ₯§Upper Kitchen:

    At 17 years old, the Dishwasher, while operational, has reached the end of its expected life. I recommend factoring replacement of the dishwasher when it no longer functions properly. Repairs to appliances of this age are not considered cost effective.

    • βž• Upgrade πŸ” Due Diligence
  • UK-6 πŸ₯§Upper Kitchen:

    The dishwasher drain line should incorporate a proper air gap device, typically located on top of the kitchen sink or on the countertop. Water leaking from the air gap device during the dishwasher drain cycle indicates a blockage in the drain hose from the air gap device to the drain fitting.

    The dishwasher drain is not properly vented. Seattle has amended the plumbing code to not require one, but I still think they are best practice. No further recommendation at this time.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • UK-7 πŸ₯§Upper Kitchen:

    Hammer arresters are required by modern standards at appliances that have quick shut-off electronic valves. These devices protect the valve and plumbing from damage. I recommend upgrading by a licensed plumber in the context of other plumbing repairs.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • UK-8 πŸ₯§Upper Kitchen:

    At 16 years old, the Disposer, while operational, has reached the end of its expected life (expected service life of Disposers can vary widely depending on use). I recommend factoring replacement of the Disposer in the near future by a qualified appliance installation company. Repairs to appliances of this age are not considered cost effective.  It is possible that the unit merely needs to be "reset" but replacement should be anticipated.There is rusting of the disposal where it connects to the sink, to the base of the unit, evidence of past/ongoing leaking, cracks in the side of the unit etc. I recommend replacement of the unit by a licensed plumber.

    • βž• Upgrade πŸ” Due Diligence
  • UK-10 πŸ₯§Upper Kitchen:

    At likely 39 years old, the Cook-top, while possibly operational, has reached the end of its expected life. I recommend factoring replacement of the cook-top in the near future by a qualified appliance installation company--perhaps in the context of remodeling of the kitchen. Repairs to appliances of this age are not considered cost effective.

    • πŸ”§ Maintenance βž• Upgrade
  • UK-12 πŸ₯§Upper Kitchen:

    At 22 years old, the Refrigerator, while operational, has reached the end of its expected life. I recommend factoring replacement of the Refrigerator when it no longer continues to function properly. Repairs to appliances of this age are not considered cost effective.

    • πŸ”§ Maintenance βž• Upgrade
  • BK4-1 πŸ₯§Basement Kitchenette and adjoining area:

    At 21 years old, the range, while operational, has reached the end of its expected life. I recommend factoring replacement of the range in the near future by a qualified appliance installation company. Repairs to appliances of this age are not considered cost effective.

    • πŸ”§ Maintenance βž• Upgrade
  • L1-2 🧺Laundry:

    Hammer arresters are required by modern standards at appliances that have quick shut-off electronic valves. These devices protect the valve and plumbing from damage. I recommend upgrading by a licensed plumber in the context of other plumbing repairs.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Monitor

  • GROUNDS-4 β›ΊGROUNDS:

    Corrugated storm drain pipe has been used for at least some of the sub-surface roof water drains. This product is prone to failure as it is susceptible to crushing and clogging. Monitor these drains after heavy rains and keep your gutters clean to prolong the service life of this pipe. Clogged and overflowing pipes would indicate a need for replacement.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ROOF-2 ROOF:

    Past leaking into the roof structure was noted around the skylights. I recommend monitoring during rains for signs of leaking. Hidden damage is always possible.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence.
  • UK-4 πŸ₯§Upper Kitchen:

    There is evidence of past leaks under the kitchen sink and some of the staining tested positive for moisture but no leaks were found. This may be due to recent repairs to a leak or due to conditions not duplicated at the time of inspection. False positives are also a possibility due to spillage of conductive cleaners etc. I recommend discussing this with the seller and I recommend monitoring frequently for signs of further leaking. Containers present at the time of inspection may be consistent with past or ongoing leaking.

    • πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Due Diligence

  • GROUNDS-1 β›ΊGROUNDS:

    Properties that border swamps, ponds etc can come with governmental/jurisdictional restrictions that control use of these areas. I recommend that you familiarize yourself with any such regulations related to this property.

    • πŸ”§ Maintenance πŸ” Due Diligence
  • GROUNDS-2 β›ΊGROUNDS:

    Proper function of underground drains is beyond the scope of this inspection. I recommend that proper function be both determined and maintained. If drains are present and accessible, one method to verify function is to run a hose into them for a prolonged time and see whether water backs up out of the drain. While some can be inspected by remote camera, most sewer scoping companies do not scope these drains.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • GROUNDS-3 β›ΊGROUNDS:

    The point of termination for the tight-line drains was not determined. I recommend verification that it is properly terminated and if not, that it be terminated to an approved locations. I recommend evaluation/repairs as deemed necessary by a qualified party.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • GROUNDS-5 β›ΊGROUNDS:

    The wood storage structure, horse barn and garden building to the north of the home were not inspected or only casually inspected and no determination is made as to the condition or long term usability of the structure. Electrical was inspected in part and is included in the electrical section of the report. Have the structure evaluated and repaired/removed as desired.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • GROUNDS-6 β›ΊGROUNDS:

    The Large Tree at the SW corner of the West deck can impact the roof with considerable amounts of debris--one of the unfortunate drawbacks to properties with large trees. Damage to homes from large trees close to homes is common. Keeping trees well maintained by a qualified arborist is recommended and sometimes the best course of action is to have large trees removed. These trees, when they contact the roof, can provide a pathway to the roof structure for vermin. Contacting the city and/or a qualified arborist about appropriate protocols for maintaining these trees is recommended. 

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade
  • GROUNDS-7 β›ΊGROUNDS:

    There is some decaying wood lying about the property (including tree stumps)--typical of heavily wooded properties. Keeping this debris cleared away from the immediate area of the home is recommended. This decaying wood as it is a source of food and habitat for wood destroying organisms.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s
  • GROUNDS-10 β›ΊGROUNDS:

    This property has electric fencing installed. This system was not inspected and I recommend you familiarize yourself with this system to your satisfaction.

    • πŸ›‘ Safety πŸ”§ Maintenance
  • GROUNDS-11 β›ΊGROUNDS:

    This list of wood decay/rot is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Wood decay/rot was noted in the following locations in: trees,

    stumps, wood debris around property, landscape timbers, landscape stairs, etc

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence
  • WEP-1 πŸ’§Water Elements on Property:

    The pond at the South side of the property was not inspected as a part of a Standard Home Inspection. No further recommendation. It should be noted these can be an attractive nuisance to small children and proper precautions should be taken.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
  • WEP-2 πŸ’§Water Elements on Property:

    Spa/Hot Tubs are not inspected as a part of a Standard Home Inspection. There are many safety requirements for these pools, including barriers around the pools, life/safety equipment requirements, anti-entrapment features, GFCI protection etc. No attempt is made to identify deficiencies or compliance with jurisdictional regulations. Some wiring issues will be discussed in the electrical section of the report. Information here is provided as a courtesy and evaluation by a qualified tub specialist is recommended.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence
  • BUILDINGEXTERIOR-1 🏑BUILDING EXTERIOR:

    In an emergency it is important for authorities and service personnel to readily locate the home. I recommend that homeowner make sure that house numbers are present and visible from street (both night and day) and maintained. Modern requirements call for numbers/letters to be a minimum of 4" high and placed on a contrasting surface and lighted.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • BUILDINGEXTERIOR-2 🏑BUILDING EXTERIOR:

     In an emergency it is important for authorities and service personnel to readily locate the home. The address numbers are not readily visible. The homeowner should make sure that house numbers are maintained visible from street (both night and day). Modern requirements call for numbers/letters to be a minimum of 4" high and placed on a contrasting surface and lighted.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • BUILDINGEXTERIOR-7 🏑BUILDING EXTERIOR:

    There are some issues with the wood trim that should be evaluated and repaired as deemed necessary by a qualified party in the context of the siding evaluation/repairs and the deck repairs/replacement. There was evidence of patching/repairs, weathering/deterioration, rot/decay, etc.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
  • ELECTRICAL-15 πŸ’‘ELECTRICAL:

    This home has a transfer switch for a generator for back-up electric power supply. Generator systems are beyond the scope of this inspection. I recommend disclosing more information regarding operation and maintenance of this system. Generators need to be run and serviced regularly to insure reliable operation.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence
  • PLUMBING5-1 🚿PLUMBING:

    A well is a specialized and complex system, mechanically and biologically, that is beyond the scope of a standard home inspection. Furthermore, many components of the system, mechanically and biologically are not visible due to the design of the system or without laboratory testing. Comments in the report are designed to be helpful in nature and should not be construed as replacing the need for well-testing and an inspection by a professional well service company. 

    • The flow rate, in gallons per minute, (GPM) can be determined but it is difficult to estimate the capacity of a well. There are costly tests for this, such as calculating the capacity by a "well draw-down". This test is often considered extreme as it can waste water and stress the well and the home's septic system. Therefore, it is common and logical to instead look at the past performance history of the well, the neighborhood's nearby private water supplies, etc. 
    • I recommend client ask seller, neighbors, real estate professionals, those who have worked on or serviced the well and have knowledge of it, pertinent questions about the well's past performance, seasonal variations in water supply, bacterial issues/ health concerns, pump/system maintenance, etc.
    • I recommend, if not already done, having the well water tested and evaluated for bacteria, arsenic or certain metals by a qualified water testing lab. I also encourage you to consider having a separate well and well equipment inspection by a specialized well service contractor.
    • It should be noted that the well was visually inspected for a few common problems (not operating, visible leaks, rust on the housing or fittings, air in water supply, improper or unsafe wiring, pressure gauge functioning). 
    • Well water testing is not part of the home inspection but is encouraged. Inspection of pump and other components related to wells would be best construed as "superficial" with the primary focus being on function and leaks. If you have questions related to the well and its components I recommend contacting a well installation company to answer your questions and explain your system to you. Care must be taken to keep all components above ground from freezing.  
    • πŸ”§ Maintenance πŸ” Due Diligence
  • PLUMBING5-7 🚿PLUMBING:

    Septic systems are not inspected as part of the Standard Home Inspection. I recommend verifying that the tank has been pumped recently and that function of all components be determined and explained to you by a qualified septic system company. This should include location of the tank and related drain field and verification of proper function/installation of all electrical controls/etc.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor
  • PLUMBING5-8 🚿PLUMBING:

    The main plumbing drain clean-out was not located at the time of inspection. One may be hidden or covered over or simply not present. Sometimes removing the toilet is necessary for drain cleaning or scoping of the drain. All plumbing systems should have a proper clean-out and in the context of other plumbing repairs, I recommend one be installed by a licensed plumber. Asking the seller if they know where it is located is also recommended.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor
  • PLUMBING5-13 🚿PLUMBING:

    Hot Tubs are not inspected as part of this inspection beyond some electrical safety requirements and structural supports. The unit may warrant additional inspection prior to use.

    • πŸ›‘ Safety πŸ”§ Maintenance
  • EXTERIORDOORS-2 πŸšͺEXTERIOR DOORS:

    It is common in homes for the lock-set security pin to enter the strike plate hole. When this happens the door can be unlocked from the outside with a credit card (in-swing type) and from the outside with a knife (out-swing type). The strike plates should be adjusted toward the weather stripping to make the door more secure. I recommend for safety that a qualified door installation company or other qualified repair person make necessary adjustments so that the pin does not enter the strike plate when closed. This may be more problematic on the basement SE door that has no dead bolt.

    • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence
  • EXTERIORDOORS-5 πŸšͺEXTERIOR DOORS:

    The door that separates the basement apartment from the upper living space does not appear to meet current standards as to fire separation. I recommend installation of a proper door by a qualified door installation company. The door should be a solid wood door not less than 1-3/8 inches thick, a solid or honeycomb-core steel door not less than 1-3/8 inches thick, or 20-minute fire-rated door. All doors between the house and the unit are required to have a self-closure device. It should also be weather-stripped at threshold, sides and top. Improper doors can allow fumes/gases between spaces. No determination is made as to numerous other requirements for fire-separation. The apartment would not likely comply with modern standards. It would likely be difficult to achieve such standards with all the commingled systems of electrical, heating, plumbing, laundry etc. No further recommendation other than to do your due diligence.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ
  • F7-2 πŸ”₯Fireplaces:

    Wood smoke can be dangerous. Human lung and respiratory systems are unable to filter particles emitted by wood combustion, which penetrate deeply into the lungs. For months, cancer-causing chemicals can continue to cause changes and structural damage within the respiratory system. Young children, seniors, pregnant women, smokers and individuals with respiratory disorders are most vulnerable. Wood smoke can cause disease and even death in children because it is associated with lower respiratory tract infections. Home fireplaces have caused fatal carbon monoxide poisoning.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ
  • BK4-4 πŸ₯§Basement Kitchenette and adjoining area:

    There is electric heat in the kitchen and adjoining area floor. One of the mats is partially covered by the kitchen wall. Fasteners for the wall may be penetrating the floor and the wall prevents distribution of heat and possible overheating can occur. I recommend further evaluation by the licensed electrical contractor to determine if it would be best practice to abandon this mat (disconnect it from the system).

Future Projects

  • ROOF-4 ROOF:

    At the time the roof is replaced I recommend installation of a cricket at the chimney to better drain that area and to prevent the build-up of debris in an area that is difficult to maintained because of the steepness of the roof. Because of the steepness of the roof I could not walk the roof and other issues may be present. Further evaluation of all roof structures, including the chimney, should be done at the time the roof is replaced.

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
  • ID-1 Interior Doors:

    Many of the interior doors Doors show signs of "wear and tear" and some damage. Upgrade as desired.

    • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • ULR1-1 πŸͺ‘Upper Living Room:

    Some of the entryway tiles are cracked but do not appear to be loose. Cracks like this are very common and likely mostly cosmetic. Upgrade as desired.

    • Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
  • UK-1 πŸ₯§Upper Kitchen:

    Like the entryway, there are some cracked tiles in the kitchen floor in the eating area. While mostly cosmetic, they can be replaced as desired, perhaps in the context of remodeling. No further recommendation at this time. No loose tiles were noted.

    • βž• Upgrade πŸ“ Informational note
  • L1-4 🧺Laundry:

    All laundry rooms, per current standards, require some means of mechanical ventilation. This laundry room has none. I recommend installation of proper ventilation by a qualified ventilation contractor. Keep in mind that adding exhaust may compromise make-up air to appliances like dryers and additional make-up air may need to be provided (transoms, cutting off the bottom of doors, etc).

    • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

Efficiency & IAQ

  • PLUMBING5-2 🚿PLUMBING:

    Some of the hot water supply piping in the basement is not properly insulated. I recommend a qualified person install insulation for energy conservation.

    • πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence
  • WINDOWS5-1 WINDOWS:

    Many of the windows have broken thermal seals, all around the home. I recommend replacement by a qualified window installation/repair company as desired. Failed seals can be either cosmetic or more serious depending on how badly they have failed. If a double glazed window appears to be fogged, or there is moisture between the panes, it is an indication that the vacuum seal has failed. Sometimes this failed glazing is observable only under the right atmospheric conditions (as when sun hits the window). Screens, curtains, and blinds can hide these defects. Conditions such as temperature, humidity and lighting can limit my ability to tell if windows have broke seals. Failed seals are often merely a cosmetic concern, as it does not significantly reduce the insulation value of the window. A simple seal failure can reduce efficiency by as much as 10% or the failure might result in the space between the panes accumulating water. This can lead to rusting and fogging such that seeing through the glass becomes difficult. Other windows with failed seals should be anticipated.

    • πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

Notes

  • GPI-1 General Property Info:

    The square footage of the building recorded here is based on unverified sources like listing info and jurisdictional records. Exercise your due diligence and verify accuracy to your satisfaction.

    • πŸ” Reasonable steps should be taken such that you are fully informed and confident.
  • INTERIORS1-2 INTERIORS:

    Sealing Grout & Porous Stone/Tile surfaces throughout the home: I wish there was a simple recommendation for the sealing of grout and porous stone/tile surfaces. Grouts and porous stone/tile surfaces should be properly sealed with a sealer appropriate to the materials. Since the types of sealers are different it is important this work be performed by qualified parties that understand the requirements of the surface being sealed. Some grouts should not be sealed for 30 days after installation, and is often not done with new installations. Sorting out whether grout and porous surfaces have been properly or improperly sealed typically cannot be determined in the course of a Home Inspection, however immediate color changes as a result of absorption of water would typically indicate lack of sealing.

    • Special care must be taken with granite surfaces as some types of granites (and other stones) do not require a sealer and a sealer may end up looking stained because of the sealer. For more information of sealing of granite please see the following link: Granite countertop info
    • πŸ”§ Maintenance πŸ” Due Diligence
  • LBNL1-1 Last-But-Not-Least:
    • Samples or records of paint colors used on the premises.
    • Records of major improvement /repairs for:
    • Furnace
    • New roof
    • Electrical work
    • HVAC work
    • Plumbing work
    • Copies of construction records/permits.
    • All available owner's manuals for:
    • Water heaters,
    • Furnace
    • AC/Heat Pump
    • Thermostats
    • Appliances
    • Remote Control Devices
    • Whirlpool Baths
    • Central Vacuums
    • Septic System
    • Electric Floor Heat
    • Overhead Door Openers
    • Obtain keys/combinations to all locks.
    • Remember to get the remote for the garage door opener.
    • Remember to get the combination for the garage door exterior key pad.


    • πŸ” Due Diligence
  • LBNL1-2 Last-But-Not-Least:
    • Remember to get documentation related the septic system including the "Pump Report."
    • Remember to get documentation related the well system including any testing done.


    • πŸ” Due Diligence

Reading the Observations in This Report

The Observations (Narratives) are the Story about the Structure. Sometimes these narratives can benefit from additional qualifiers to better inform the reader. Below, is a list of the additional qualifiers used in this report.

Other Modifiers: in the report only the applicable icons and bold text will be attached to the narratives for efficiency

(ROTR-1) Description:


πŸ›‘ Safety: The issue being reported on has relevant safety concerns that may or may not be the primary focus of the narrative.

πŸ”§ Maintenance: The issue being reported on has relevant maintenance aspects that are not the primary focus of the narrative.

πŸ‘β€πŸ—¨Monitor: The issue being reported on warrants monitoring in a specified time-frame even while not being the primary focus of the narrative.

🐞 WDO's: While perhaps not the primary focus of the narrative, there are conditions conducive to Wood Destroying Organisms.

βž• Upgrade: While upgrading may not be the primary focus of the narrative, it may be something that could be done to repair/improve/replace the issue either now or later.

🌲 Energy Efficiency and/or IAQ: While not the primary focus of this narrative, there are energy efficiency and/or indoor air quality aspects to it.

πŸ” Due Diligence: Reasonable steps should be taken such that you are fully informed, confident and satisfied with your knowledge of the issue.

πŸ“ Informational note: General information that typically requires no action.

General Property Info

Building Characteristics / Conditions

Type of Building: Single Family (2-story)

Approximate Square Footage: Not verified, county records, 2820 sq ft

Approximate Year of Original Construction: 1981

πŸ•”Inspection Start Time: 10:00 am

Finish Time: 2:45 pm

Total Time: 4.75 hours

πŸ‘¨β€πŸ‘¦β€πŸ‘¦ Those present at the property at the time of Inspection: Buyer/Client, Seller, social distancing applied

Occupancy: Unoccupied- long term

πŸŽ₯Surveillance Cameras & Security System noted: Cameras and Security System present

(GPI-2) Description:

Surveillance cameras are not inspected as part of this inspection. No determination was made as to function or adequacy.

  • πŸ“ Informational note

Animals/Pets Present: Yes, Dog present- no problem, Cat/s present

Weather during the inspection: ☁️Cloudy, 🌧️Light Rain, 🌧️Light Rain toward end

🌑️Approximate temperature during the inspection: 40° F ± 5°

Ground/Soil surface conditions: Wet

Days since last significant rainfall: Yesterday

(GPI-1) Note:

The square footage of the building recorded here is based on unverified sources like listing info and jurisdictional records. Exercise your due diligence and verify accuracy to your satisfaction.

  • πŸ” Reasonable steps should be taken such that you are fully informed and confident.

General Comments

Building Characteristics / Conditions

Suggested Repairs and Re-inspections: General Recommendations

(GC-1) Description:

When repairs are made on the home, I recommend that I be called back to verify that corrections have been satisfactorily made. A minimum assessment of πŸ’²250.00 will be charged for each Work Order Evaluation Inspection that is requested and performed. Additional charges will accrue for anything in writing, beyond an email response, and for evaluations at more than 20 miles travel time--these costs to be agreed upon at the time of the request for further evaluation. REMEDIAL WORK – For any element or condition requiring attention, quotes should be obtained prior to closing from qualified specialists or contractors to determine actual repair/replacement costs. Any cost estimates provided, whether oral or written, represent only an approximation of possible costs. Also, any cost estimates do not reflect all possible remedial needs or costs for the property; latent concerns or consequential damage may exist. If the need for remedial work develops or is uncovered after the inspection, contact Charles Buell Inspections, Inc. to arrange an inspection to assess conditions prior to performing any repairs.

  • IF THERE ARE ITEMS WITHIN THIS REPORT THAT REQUIRE RE-INSPECTION, YOU ARE ENCOURAGED TO HAVE ME COMMUNICATE DIRECTLY WITH THOSE HIRED TO MAKE THE CORRECTIONS TO ENSURE THAT REPAIRS ARE PROPERLY MADE AND THE RECOMMENDATIONS ARE UNDERSTOOD.
  • Any suggestions of how something might be corrected is done as a courtesy and is based on my experience. It should not be construed to mean these suggestions are the only way to make repairs, the best way to make repairs, or even the wholly correct way to make repairs. Other factors not seen at the time of inspection can result in other requirements etc. The qualified parties hired to make the repairs should be relied upon for their solutions as they will be the ones liable for them and should be in the best position to determine the best course of action.
  • There are many things that can be done to improve safety and living conditions within any home. While many of these issues come to light in the course of the Standard Home Inspection there are likely to be other things that can be done to improve the home. Additional information can be found at: Center for Healthy Living
  • πŸ” Due Diligence

🌈 A Note about thermal imaging: .

(GC-1) Description:

During this inspection, a thermal imaging camera was used superficially to check walls and ceilings for thermal anomalies and also to check specific appliances for verification of some degree of function. Thermal imaging cameras use the infrared light spectrum to build a picture of the house based on surface temperatures. Experienced thermographers look for clues in these thermal images that could lead us to find concealed water leaks or missing air or thermal barriers. In older homes, incomplete air and thermal barriers are so common, we will only report on items that look significantly deficient and are worthy of correction. In modern construction if could result in finding areas of missing insulation, weather-stripping and other deficiencies the builder would still be responsible for. This limited service is included in the inspection and should not be construed to be a complete thermal mapping of the house. The use of an infrared camera is well beyond the minimum standards for a home inspection, but I offer this service because I know it can provide valuable information that cannot be gained in other ways. Relevant thermal images will be included in the report. Even though sometimes the images will have what looks like specific temperatures displayed, the pictures should ONLY be seen as being "qualitative" and not "quantitative." (In other words the numbers do not mean anything and should not be interpreted that way.)

  • πŸ“ Informational note

Residential Homes: General Information

(GC-1) Description:

In the course of the inspection I am looking for obvious, and not so obvious, clues as to problems with components or systems. At times, a repair can be as expensive as replacement and sometimes additional problems or damage are found when work begins. In fact, a defect in one system or component can cause a related problem at another location that was not apparent at the time of the inspection. It is recommended that you obtain -- at a minimum -- estimates from specialists for service/repairs or replacement/upgrades of any components or systems that may be potentially costly, dangerous or complex to fix or replace--in a time frame consistent with proper due diligence. If repairs are completed prior to closing, the you will minimize the chances of any unexpected surprises after closing. In performing one's due diligence, it is important the client not only follow through on the recommendations I make in this report but any other concerns that may arise in the course of called for repairs. This report should never be taken as an end in itself, but merely part of the ""process"" of due diligence. It is in no way meant to interfere with the decisions you must make in order to move forward with the transaction, it is merely what I consider best advice.

While on-site, all professional repair people should be asked to further evaluate the condition of the system, structural components or device that he or she is working on. Often one problem will lead to another related issue which can require further repairs or replacement. If remodeling is done, where walls and ceilings are opened, wallpaper removed, homeowners may find some concealed issues that will also have to be addressed during the remodel. Because the home inspector is a generalist, this policy further protects the client.

  • πŸ” Due Diligence

Property lines: What are the property boundaries?

(GC-1) Description:

Determining the location of property boundary lines is beyond the scope of a Standard Home Inspection and can typically only be determined by a licensed surveyor.

  • πŸ” Due Diligence

Having Repairs Done: at the home

(GC-1) Description:

All construction work performed under these specifications must meet standard, good construction practices as to quality of workmanship and materials. Pest control measures must be performed by state licensed applicators in conformance with all current federal, state and local laws. A fee of πŸ’²250.00 will be charged for each Work Order Evaluation Inspection or consultation that is requested of, and conducted by the INSPECTOR. Additional charges will accrue for anything in writing beyond an email response and for evaluations at more than 20 miles travel time-- these costs to be agreed upon at the time of the request for further evaluation.

  • πŸ” Due Diligence

Storage/Belongings: Outdoors, In House, Detached Garage

(GC-1) Description:

There was some storage and belongings on the property, in the home and in the garage that made viewing of covered surfaces difficult. The chances that hidden defects will be found when these storage items are removed is possible. For a more complete opinion of the overall condition I recommend further evaluation when all of this storage is removed.

  • πŸ” Due Diligence

Deferred/Cosmetic: Deferred inside and outside

(GC-1) Description:

There is a some deferred maintenance and cosmetic defects in the home--both inside and out. No attempt is made to identify all of these issues but will be mentioned in relation to more serious concerns throughout the report.

  • πŸ” Due Diligence

Codes, Standards and Manufacturer's instructions: General guidance

(GC-1) Description:

In the report there may be instances where specific building codes, other standards and manufacturer's instructions may be specifically quoted. This in no way should be construed to mean this inspection is a code compliance inspection or that all manufacturer's instructions are known or checked. These instances are only provided as a courtesy in assisting with specific instances. There may be other exceptions to these examples that are also applicable and a full evaluation by the appropriate trade is recommended.

  • πŸ” Due Diligence

πŸ§€ Mold or what appears to be mold: General information about mold is provided below

(GC-1) Description:

The Standard Home Inspection does not attempt to identify whether the type of Mold or what looks like Mold seen on the premises are of types considered to have adverse health affects. Concerns regarding the toxicity of Mold is deferred to qualified Industrial Hygienists who should be contacted regarding any concerns that you might have about Mold found on the property. Please see the information below regarding Mold from the EPA.

Mold (a type of fungus) is a wood inhabiting organism, not a wood destroying organism.

Ten Things You Should Know About Mold (from the EPA):

  1. Potential health effects and symptoms associated with mold exposures include allergic reactions, asthma, and other respiratory complaints.  
  2. There is no practical way to eliminate all mold and mold spores in the indoor environment; the way to control indoor mold growth is to control moisture.
  3. If mold is a problem in your home or school, you must clean up the mold and eliminate sources of moisture.
  4. Fix the source of the water problem or leak to prevent mold growth.
  5. Reduce indoor humidity (to 30-60% ) to decrease mold growth by: venting bathrooms, dryers, and other moisture-generating sources to the outside; using air conditioners and de-humidifiers; increasing ventilation; and using exhaust fans whenever cooking, dish-washing, and cleaning.
  6. Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold growth.
  7. Clean mold off hard surfaces with water and detergent, and dry completely. Absorbent materials such as ceiling tiles, that are moldy, may need to be replaced.
  8. Prevent condensation: Reduce the potential for condensation on cold surfaces (i.e., windows, piping, exterior walls, roof, or floors) by adding insulation.
  9. In areas where there is a perpetual moisture problem, do not install carpeting (i.e., by drinking fountains, by classroom sinks, or on concrete floors with leaks or frequent condensation).
  10. Molds can be found almost anywhere; they can grow on virtually any substance, providing moisture is present. There are molds that can grow on wood, paper, carpet, and foods.

Mold information from the EPA and MOLD,

The following link is a very good "practical" video about dealing with mold in the home: NW Clean Air Agency,

The following link is a very good source for the most current information regarding mold in the home: Health Effects of Indoor Mold,

  • πŸ›‘ Safety 🌲 Efficiency / IAQ πŸ” Due Diligence

β›ΊGROUNDS

Topography and Conditions around the building

GEOLOGICAL FACTORS: What about the land the house is built on?

(GROUNDS-1) Description:

This report does not include evaluation of any soils or geological conditions/concerns. Construction on certain soils, particularly expansive clays, fill soils, hillside and waterfront areas, necessitate special design consideration. Evaluation of these factors, or the need for them, is beyond the scope of this inspection. Pertinent information should be obtained from local officials and/or a qualified specialists, particularly if any concerns are detected or if the home is in a detrimental soils area.

  • πŸ” Due Diligence

PROPERTY DRAINAGE: What about the property drainage?

(GROUNDS-1) Description:

To maintain proper drainage away from the structure, soil adjacent to the foundation should slope at least 1 inch per foot for five feet away from the building. Paved areas should slope at least 1/4 inch per foot. Control of surface drainage is critical to keeping basements and crawl spaces dry. A clearance of 6 inches should be maintained from the soil to the bottom of wood siding or trim on the home, unless the material is pressure treated wood or other material approved for ground contact. Swales around homes can help manage water and reduce its impact on the home.

  • πŸ” Due Diligence.

Site Conditions/Locations: Below the surface conditions not determined

(GROUNDS-1) Description:

Sometimes the surface around the home appears to slope properly but fill has been added on top of surfaces that actually slope toward the foundation. While this cannot be observed at the time of an inspection, moisture conditions in the interior of the basement may be related to this type of improper drainage. Underlying soils below the finish surface (grass etc) should slope properly away from the home and be relatively impermeable.

  • πŸ” Due Diligence

Grading Around Home/Building: slope less than 6"/10') at, several locations around the home but mostly adequate

Low Slope: House on Low Slope

(GROUNDS-1) Description:

Buildings on low slopes can have water related issues that can not be adequately predicted or observed in a Standard Home Inspection. Vigilant monitoring of the sub-surface spaces (and the grading around the building) is recommended. Water intrusions/conditions should be evaluated/repaired by a licensed drainage installation company that utilizes the services of a licensed geo-technical engineer.

  • πŸ” Due Diligence

Property borders on: Heavily wooded area, Wet Lands area, Pond/Swamp

Aerial View of Property: .

(GROUNDS-1) Description:

.

(GROUNDS-1) Due Diligence:

Properties that border swamps, ponds etc can come with governmental/jurisdictional restrictions that control use of these areas. I recommend that you familiarize yourself with any such regulations related to this property.

  • πŸ”§ Maintenance πŸ” Due Diligence

Drainage Systems

Underground Pipe Drainage Systems: Proper function of underground drainage systems cannot be determined at the time of inspection

Tight-line drains (roof water drains): Tight-line drains are for the collection of roof water independent of footing drains., Point of termination not determined, Corrugated drains present, Location or appropriateness of tight-line pipe termination not determined

(GROUNDS-3) Description:

Proper function of tight-line drains (drains that the downspouts connect to) is beyond the scope of this inspection. I recommend that proper function be both determined and maintained. If drains are present and accessible, one method to verify function is to run a hose into them for a prolonged time and see whether water backs up out of the drain. While some can be inspected by remote camera, most sewer scoping companies do not scope these drains.

  • πŸ” Due Diligence

Downspout/roof water drain terminations: Point of termination not determined, Downspout/Drain Connections noted at several locations around the building

Footing drains: Footing drain point of termination not determined, Location or appropriateness of footing drain pipe termination not determined, Presence of footing drain pipes not determined

(GROUNDS-6) Description:

The Perimeter/Footing Drains of homes cannot be evaluated in the context of a home inspection--including determining if they are even present. Evaluation relies on visual clues present at the time of inspection. I saw no evidence the perimeter drains are not functional at the time of inspection but seasonal conditions may apply.

  • πŸ” Due Diligence
(GROUNDS-2) Due Diligence:

Proper function of underground drains is beyond the scope of this inspection. I recommend that proper function be both determined and maintained. If drains are present and accessible, one method to verify function is to run a hose into them for a prolonged time and see whether water backs up out of the drain. While some can be inspected by remote camera, most sewer scoping companies do not scope these drains.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
(GROUNDS-3) Due Diligence:

The point of termination for the tight-line drains was not determined. I recommend verification that it is properly terminated and if not, that it be terminated to an approved locations. I recommend evaluation/repairs as deemed necessary by a qualified party.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(GROUNDS-4) Monitor:

Corrugated storm drain pipe has been used for at least some of the sub-surface roof water drains. This product is prone to failure as it is susceptible to crushing and clogging. Monitor these drains after heavy rains and keep your gutters clean to prolong the service life of this pipe. Clogged and overflowing pipes would indicate a need for replacement.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

Sheds and Play Structures

Storage sheds/structures: Storage shed

(GROUNDS-5) Due Diligence:

The wood storage structure, horse barn and garden building to the north of the home were not inspected or only casually inspected and no determination is made as to the condition or long term usability of the structure. Electrical was inspected in part and is included in the electrical section of the report. Have the structure evaluated and repaired/removed as desired.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

🌳Vegetation on Property

Vegetation 🌳: Satisfactorily maintained away from the building, Large trees on property, Decaying tree stumps present, Heavily wooded site

(GROUNDS-7) Description:

All vegetation should be routinely maintained and not allowed to contact the house siding and other components. This is considered routine maintenance that any building owner should be vigilant about to prevent physical damage to the building, lower the risk of water intrusion to the building lower the risk of vermin entering the building and to lower the risk of wood destroying organisms affecting the building.

  • πŸ” Due Diligence
(GROUNDS-6) Due Diligence:

The Large Tree at the SW corner of the West deck can impact the roof with considerable amounts of debris--one of the unfortunate drawbacks to properties with large trees. Damage to homes from large trees close to homes is common. Keeping trees well maintained by a qualified arborist is recommended and sometimes the best course of action is to have large trees removed. These trees, when they contact the roof, can provide a pathway to the roof structure for vermin. Contacting the city and/or a qualified arborist about appropriate protocols for maintaining these trees is recommended. 

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade
(GROUNDS-7) Due Diligence:

There is some decaying wood lying about the property (including tree stumps)--typical of heavily wooded properties. Keeping this debris cleared away from the immediate area of the home is recommended. This decaying wood as it is a source of food and habitat for wood destroying organisms.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s

West Patio

Patios: General patio considerations

(GROUNDS-9) Description:

Patios are subject to the same type of cracking and settlement as driveways and walkways. If settlement creates a trip-hazard or creates negative drainage toward the foundation and resultant moisture intrusion into the basement or crawl space, repair/replacement of the patio should be undertaken. Patios should be constructed to drain surface water away from the house. Patio surfaces should not be installed over any type of cladding or trim. A patio surface in the Northwest can become slippery and represents a hazard for anyone walking on it. I recommend routine maintenance of the surface to keep it free of debris and slippery conditions. Cracks should be sealed to prevent moisture from further damaging the surface

  • πŸ” Due Diligence

Concrete Patio at: Tile covered, west side of home, and around the sun-room, considerable debris on surface prevented evaluation of the walking surface

Patio Drainage: Ability of patio to drain away water not determined

Driveways/Walkways/Flatwork

Vehicle Access to Property: Driveway, Shared driveway, Driveway very narrow and would not likely accommodate emergency vehicles

Gravel Driveway: present

Property Walkways: Present, Property Grass/Dirt walkways, concrete

(GROUNDS-9) Description:

Walkways on the property can have concerns pertinent to the homeowner. Maintenance of these walkways is important and defects such as trip hazards and the presence of snow/ice can lead to increased liability if persons are injured.

  • πŸ›‘ Safety πŸ” Due Diligence

Walkway Handrails: Handrail conditions (no Hand Rail--required when 4 or more risers)

Walkway Stairs: Several locations, Wood (Rot/Decay present), Condition of Stairs: (Stairs in poor condition--replacement recommended)

(GROUNDS-8) Repair/Replace:

There are several landscaping stairs around the property that have no handrails. For improved safe use of the stairs I recommend having proper handrails installed by a qualified party. These wood steps can be very slippery and increase the risk of falls. Most of the steps have some amount of wood decay/rot present and all should be evaluated and repaired as deemed necessary by a qualified party.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Retaining Walls

Retaining Wall General Information: Wall(s) present

(GROUNDS-9) Description:

Retaining walls are subject to movement if water pressure builds up behind a wall that has not been provided with proper drainage. Walls should be vertical or lean slightly to the high side of the slope. If the wall is cracked or tilted forward, it is likely to be failing and should be further evaluated by a structural engineer.  The structural capabilities of retaining walls cannot typically be determined in a visual inspection and inspection relies on visible conditions present at the time of inspection.

  • πŸ›‘ Safety πŸ” Due Diligence

Treated Wood Retaining Walls/Landscaping Structures: Sides of driveway, Along Sides of property, Conditions of retaining wall (decay/rot in decorative landscaping retaining structures, leaning)

Loose Stone Retaining walls: Sides of driveway

(GROUNDS-9) Repair/Replace:

The treated wood typically used in the construction of retaining wall structures is called "ground contact" pressure treated wood. Because the preservative does not typically penetrate to the center of the wood, decay/rot and damage by wood destroying insects can occur over time. This often cannot be determined in a visual inspection. Wood members with typical checking cracks are especially prone to hidden damage. Ground Contact, pressure treated lumber, older than 20 years, should be invasively tested by a qualified party to determine the soundness of the wood. When wood retaining wall structural components need to be replaced, they should be replaced with "foundation grade" pressure treated lumber. Some decay/rot was noted at most of the wood retaining structures around the properly and all should be evaluated and replaced/repaired by a qualified party as deemed necessary. Pictures below are only representative.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Fences

Fences: Not inspected

(GROUNDS-10) Description:

Fences around the property are generally excluded from the Standard Home Inspection. However, some information is provided as a courtesy and points of connection to the home itself are inspected. Fences can represent safety issues when they become damaged, derelict or otherwise compromised. Wood decay/rot is common. It also typically cannot be determined who actually owns the fence and communication with neighbors is often necessary to accomplish repairs and/or replacement. Specific evaluation of the fences on the property may be warranted.

  • πŸ” Due Diligence

Gate #1: Condition of gate at

(GROUNDS-10) Due Diligence:

This property has electric fencing installed. This system was not inspected and I recommend you familiarize yourself with this system to your satisfaction.

  • πŸ›‘ Safety πŸ”§ Maintenance

Limitations/Exclusions Related to Grounds

Grounds Limitations and Exclusions: Standard Home Inspection Exclusions

(GROUNDS-11) Description:

A Standard Home Inspection does not include evaluation of elements such as site lighting, irrigation systems, barbecues, sheds, outbuildings, fencing, privacy walls, planters, ponds, landscaping retaining structures, retaining walls, spas and/or recreational elements on the site. Evaluation of these elements, if present, may be warranted, any comments made or made as a courtesy, whether done verbally or included in the written report. The following limitations and exclusions were noted:

  • Fences that surround the property are typically not inspected
  • Soil and slope stability and hydrological conditions are not within the scope of this inspection.
  • The functionality of underground drainage components cannot be determined during a typical inspection.
  • Some components not included in this inspection
  • Furniture on Patio
  • Vegetation obstructed views of property
  • πŸ” Due Diligence

🐭Pests and Vermin Related to the Grounds

General Information: See specific information below

(GROUNDS-11) Description:

There are many rodents that represent a nuisance as well as health hazards within homes. Rats (Norway Rats and Roof Rats), squirrels, mice (including White Footed Deer Mice), and voles are common in our area. Control of these animals when they become a nuisance requires many different solutions and often professional intervention by a licensed Pest Control Operator. Vermin that enter homes must be kept out by properly maintaining the home well sealed against infiltration and restricting food sources by keeping the premises clean with food sources inaccessible.

  • πŸ›‘ Safety πŸ” Due Diligence

Moles: Evidence noted

(GROUNDS-11) Description:

Moles: are common in Western Washington and can make a mess of lawns and landscaping with their extensive tunneling and dirt mounds scattered about. The only "officially" recognized and effective means of getting rid of moles is trapping. Contact a licensed Pest Control Operator that is experienced in the trapping of these nuisance pests.

  • πŸ” Due Diligence

🐞Wood Destroying Organisms and Conducive Conditions Related to the Grounds

Wood Decay/Rot: evidence noted related to grounds

Conditions Conducive to WDO's around the grounds: evidence noted

(GROUNDS-12) Description:

This list of conducive conditions related to the grounds around the home is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Conducive conditions were noted at the following locations:

  • Wood debris around property
  • Decaying and/or dead trees around the property
  • Tree stumps around property
  • Treated wood
  • in landscape timbers
  • in retaining walls
  • in landscape stairs
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence
(GROUNDS-11) Due Diligence:

This list of wood decay/rot is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Wood decay/rot was noted in the following locations in: trees,

stumps, wood debris around property, landscape timbers, landscape stairs, etc

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

πŸ’§Water Elements on Property

Water Present

Bodies of Water: Pond present

(WEP-1) Description:

Ponds and other bodies of water, while attractive can pose safety risks for small children. Precautions should be taken to prevent access to these water-features by small children.

  • πŸ” Due Diligence
(WEP-1) Due Diligence:

The pond at the South side of the property was not inspected as a part of a Standard Home Inspection. No further recommendation. It should be noted these can be an attractive nuisance to small children and proper precautions should be taken.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Hot Tubs

Hot Tubs: Not inspected or only casually inspected, Safety cover is present, Electrical related to hot tub included in the electrical section of the report, empty and being used for storage

(WEP-2) Due Diligence:

Spa/Hot Tubs are not inspected as a part of a Standard Home Inspection. There are many safety requirements for these pools, including barriers around the pools, life/safety equipment requirements, anti-entrapment features, GFCI protection etc. No attempt is made to identify deficiencies or compliance with jurisdictional regulations. Some wiring issues will be discussed in the electrical section of the report. Information here is provided as a courtesy and evaluation by a qualified tub specialist is recommended.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence

🏑BUILDING EXTERIOR

Exterior Walls

Exterior Wall Structure: Wall structure (Wood Frame, Make-up of most wall structures could not be determined due to finishes)

House Numbers/Letters Identification: House Numbers/Letters (Numbers NOT present on house)

Visibility: NOT easily visible from street, House location NOT easily "identified" from main street

Building Sheathing: No sheathing visible--type and/or presence not determined

(BUILDINGEXTERIOR-1) Due Diligence:

In an emergency it is important for authorities and service personnel to readily locate the home. I recommend that homeowner make sure that house numbers are present and visible from street (both night and day) and maintained. Modern requirements call for numbers/letters to be a minimum of 4" high and placed on a contrasting surface and lighted.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(BUILDINGEXTERIOR-2) Due Diligence:

 In an emergency it is important for authorities and service personnel to readily locate the home. The address numbers are not readily visible. The homeowner should make sure that house numbers are maintained visible from street (both night and day). Modern requirements call for numbers/letters to be a minimum of 4" high and placed on a contrasting surface and lighted.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(BUILDINGEXTERIOR-3) Repair/Replace:

At the NW corner of the home there is a storage structure attached the home that is poorly constructed. I recommend removal or repairs by a qualified party. The roof is too flat for the type of shingles installed and the skylights will be prone to leaking. There are also issues with the siding on the structure and how it does not cover properly. There is some evidence of past leaks into the roof structure but no staining that tested positive for moisture at the time of inspection. Leaking should be anticipated without repairs. There can be problems related to the downdraft exhaust fan terminating in the space that will be discussed later in the kitchen section of the report.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
(BUILDINGEXTERIOR-4) Repair/Replace:

Inside the attached storage shed at the NW corner of the home there are pipes and wires that pass through the siding that are not properly sealed. I also recommend asking the seller what these pipes and wires are for and whether they are. The tape present on the pipes may indicate problems depending on what they are.

  • πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence

Wood Horizontal Lap

General information: Horizontal Lap Cladding

Surface finishes: Painted, Conditions of surface (Some Weathering-Deterioration present, None to minimal paint failure)

Cladding Issues: Very small gaps, cracks, pipe penetrations, mechanical damage, πŸ”¨ Overall cladding conditions

(BUILDINGEXTERIOR-5) Repair/Replace:

Some of the siding has weathering/deterioration. All siding components should be carefully evaluated as to the need for repairs and repaired as necessary by a qualified party. Proper caulking of siding and trim details should be fully evaluated and caulked/sealed/flashed as deemed necessary. I recommend professional repainting of the home by a qualified painting contractor. Of particular concern is the siding around the sun-room where there is evidence by moisture meter of water in and behind the siding. Some decay/rot was present and hidden damage should be anticipated. Water penetration of the chimney chases is also suspected but not verified.

  • πŸ›‘ Safety πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence
(BUILDINGEXTERIOR-6) Repair/Replace:

On the chimney chase at the East side of the home there is a cover for access into the chase that was not opened at the time of inspection. I recommend access be made to determine if water is leaking into the chimney chase. If signs of water or damage is noted, further evaluation/repairs by a qualified party is recommended.

  • πŸ›‘ Safety πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence

Trim & Eaves

General Information: Closed soffits with no ventilation noted

Wood Trim: Conditions related to wood trim

Surface Finishes: Painted

(BUILDINGEXTERIOR-7) Due Diligence:

There are some issues with the wood trim that should be evaluated and repaired as deemed necessary by a qualified party in the context of the siding evaluation/repairs and the deck repairs/replacement. There was evidence of patching/repairs, weathering/deterioration, rot/decay, etc.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Soffits

Soffits: Roof overhangs

Wood Soffits: Painted

House floor system cantilevered over foundation/house structures: Bottom boards in place

Flashings

Flashing locations: Trim details related to deck flashings will be reported in the deck section of the report, Horizontal flashings at material changes (missing at some locations), Horizontal trim flashings (Window head-flashing, missing at some locations)

(BUILDINGEXTERIOR-8) Improvement:

There are areas that are not properly counter-flashed. All materials, in order to properly shed water, are required to counter-flash materials below them. Missing flashings can lead to water penetration behind the siding and can lead to water penetration of the house sheathing at these locations. Repairs would likely prove difficult but repairs may become necessary in time--this is especially true in areas that are not well protected by overhangs on the south sides of the home. Hidden damage is common, with at least the trim boards. I recommend monitoring and repairs later when it becomes necessary or that proper flashings be installed now by a qualified siding contractor to avoid perhaps more costly repairs later. In the context of repainting the home you might want to consider having proper flashings installed. If flashings are not installed it will be necessary to be vigilant about keeping the connections well caulked and sealed to prevent water intrusion. The big drawback to caulking these connections as opposed to proper flashings is that water that finds its way behind the siding will not have a good pathway out from behind the siding and can cause hidden damage behind the siding. These flashings are obviously less critical in areas well protected by overhangs---as is the case at many locations on this home, but that does not eliminate the "requirement" for them by current building standards or that it increases the risk of hidden damage.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Limitations/Exclusions Related to Exteriors

Limitations/Exclusions Related to Exteriors: Present

(BUILDINGEXTERIOR-7) Description:

The following limitations and exclusions were noted related to the exterior of the home;

  • Storage structures attached to house
  • Out-Buildings/Structures are not included in this inspection except for electrical components (or only casually inspected).
  • πŸ” Reasonable steps should be taken such that you are fully informed and confident.

🐞Wood Destroying Organisms and Conducive Conditions Related to the Exteriors

Conditions Conducive to WDO's related to exterior siding: Evidence noted

(BUILDINGEXTERIOR-7) Description:

This list of conducive conditions related to the cladding of the home is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Conducive conditions were noted at the following locations:

  • too close to deck/porch surfaces,
  • Areas of moisture behind siding as indicated by moisture meter,
  • Gaps not caulked,
  • Pipe penetrations not caulked/sealed,
  • Missing flashings,
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

πŸ§€Mold or What Appears to Be Mold Related to Building Exteriors

Mold and/or stains on surfaces: Some moss growth on the north side of the home typical of homes in the NW, Some growth noted on overhangs, Some growth noted on siding

West Wood Deck & Front Entryway Deck

Structure

General Information: General Construction Information, Building owner information about pressure treated wood

(WWDFED-2) Description:

For information about proper deck construction, that meets current requirements, see the following link: DCA-6 Deck Construction Guide

If this deck is in Seismic zones D0, D1, D2 & D3 (most of Puget Sound) there are other requirements for construction that are better covered in this link: Deck Tip Sheet

A stoop/deck/porch that is higher than 30 inches above the ground (within 36 inches of the stoop/deck/porch ) should have a railing that is at least 36 inches in height, and baluster spaces should be no greater than 4 inches in width.

  • πŸ” Due Diligence

Numerous issues with the structure πŸ›‘: πŸ”¨ General observations

Post and Pier: Supported on house/building, Supports (Partially visible, Bottom attachment, Attachment brackets present at some locations, Top attachment, Attachment brackets present at some locations)

Posts: 4x4 posts, Painted Wood (Some rot/decay present), Treated wood (related to recent repairs)

Support Beams: πŸ”¨ Painted Wood (Rot/Decay present), Treated wood--related to recent reparis

Ledgers: Untreated Wood, Ledger bolting (Not to current standards, Ledger not bolted)

(W-2) Description:

While this report will identify the means of attachment, or lack thereof, of the deck/porch to the home, it must be stressed that a purely visual examination cannot typically determine the adequacy of any such connections and/or supports.

  • πŸ›‘ Safety πŸ” Due Diligence

Joists: Joists (Untreated Wood, Painted Wood, Treated wood, Some rot/decay present)

(WWDFED-1) Repair/Replace:

Both wood deck structures (discussed together for simplification) have numerous issues and no attempt to document all these issues will be made in this report. The following pictures with descriptions are meant to convey the necessity for a full evaluation/repair or likely even replacement of the structures by a qualified deck installation/repair contractor for improved safety. There are issues with:

  • Decay/Rot in support posts
  • Decay/Rot in beams
  • Decay/Rot in floor structures
  • Decay/Rot in guard structures
  • Decay/rot in stairs
  • Failed deck surfaces
  • Ledger not bolted or not adequately bolted
  • Guard not adequate
  • Guard spacings inadequate
  • Stair structures not adequate
  • Stair guard not adequate
  • Guards that would not meet lateral force requirements either at the top rail or at the field (balusters)
  • No solid blocking above beams
  • Missing handrails
  • Inadequate/improper repairs

These pictures should not be construed to be a complete accounting of the issues. Deck structure replacements typically require permits and sometimes engineering. Discuss with the deck contractor the costs related to these repairs/replacement to your satisfaction and the deck should only be used with great care until proper repairs/replacement is completed.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Surface

Untreated Wood: Cedar

Barrier/Guards/Top Cap

Guard Conditions: Greater than 36" high, Barrier not adequate

🐞Wood Destroying Organisms and Conducive Conditions Related to Decks

Wood Decay/Rot: Evidence noted related to deck

(W-3) Description:

Wood Decay Fungi (wood rot), are filamentous organisms which begin as microscopic spores that land on the surface of wood, and germinate to produce thin strand like cells called hyphae. Hyphae grow through the wood and secrete enzymes which degrade and weaken the wood. Decay requires: (1)adequate moisture, (2)ambient temperature (32ΒΊ to 110ΒΊ), (3) oxygen, (4) a food source. Wood moisture levels above 20-30% are considered conducive to wood fungal rot. Damaged wood typically will need to be replaced. Ultimately the source of moisture must be eliminated even if all of the fungal organism cannot be eliminated. This list of wood decay/rot is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Wood decay/rot was noted in the following locations:

  • Beams
  • Support posts
  • Joists
  • Guards
  • Stairs
  • Walking surfaces
  • Balusters
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

South deck

Structure

Numerous issues with the structure πŸ›‘: πŸ”¨ General observations

Structure: Not Visible, Part of House

Foundation: House foundation

(S1-2) Description:

Some vertical cracks in foundation walls are common, and generally indicate typical foundation settlement. Cracks in excess of 1/4 inch, or signs of active foundation movement should be further evaluated by a structural engineer.

  • πŸ” Due Diligence
(S1-1) Repair/Replace:

The south deck structure has numerous issues and most are adequately discussed with the other deck narrative--especially as relates to the guard. The following pictures with descriptions are meant to convey the necessity for a full evaluation/repair of the structure by a qualified deck installation/repair contractor for improved safety. There are issues with:

  • Inadequate post attachment
  • Leaking into finish structures below
  • Failed deck surfaces
  • Guard not adequate
  • Guard spacings inadequate

These pictures should not be construed to be a complete accounting of the issues. Deck structure replacements typically require permits and sometimes engineering. Discuss with the deck contractor the costs related to these repairs/replacement to your satisfaction and the deck should used with caution until proper repairs/replacement is completed.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Surface

Surface Conditions: Patching evident

Applied Surface Finishes: Unidentified applied coating

Barrier/Guards/Top Cap

Guard Conditions: Present where required, Greater than 36" high, Barrier not adequate, Barrier support posts poorly attached

Space Under Structure

Conditions: Enclosed, sunroom

🐞Wood Destroying Organisms and Conducive Conditions Related to Decks

Wood Decay/Rot: Evidence noted related to deck, some should be anticipated in hidden structures

(S1-2) Description:

Wood Decay Fungi (wood rot), are filamentous organisms which begin as microscopic spores that land on the surface of wood, and germinate to produce thin strand like cells called hyphae. Hyphae grow through the wood and secrete enzymes which degrade and weaken the wood. Decay requires: (1)adequate moisture, (2)ambient temperature (32ΒΊ to 110ΒΊ), (3) oxygen, (4) a food source. Wood moisture levels above 20-30% are considered conducive to wood fungal rot. Damaged wood typically will need to be replaced. Ultimately the source of moisture must be eliminated even if all of the fungal organism cannot be eliminated. This list of wood decay/rot is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Wood decay/rot was noted in the following locations:

  • Guards
  • Balusters
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Conditions Conducive to WDO's related to Decks/Porches/Stoops/Balconies: Evidence noted

(S1-2) Description:

This list of conducive conditions related to the decks of the home is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Conducive conditions were noted as relates to Deck:

  • Deck likely covers untreated wood floor structures
  • Evaluation of hidden structures not possible due to interior finish coverings
  • Evidence of past/ongoing moisture penetration at interior was noted
  • Improper surface drainage some standing water
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Upper North balcony

Structure

Joists: Joists (Joists cantilevered from building floor system)

Surface

Untreated Wood: Cedar

Barrier/Guards/Top Cap

Guard Conditions: πŸ”¨ numerous issues related to guards

Painted Wood: Some weathering/deterioration noted

Openings in Wood Barrier (Guard): Greater than 4" baluster spacings

(UN-1) Repair/Replace:

The deck guards have issues the same as the other decks on the home that should be addressed by a qualified deck installation contractor. Some of these conditions are listed below and a full evaluation of the deck should be made and repairs made as deemed necessary:

  • Barrier not adequate
  • Spaces wider than 4"
  • Guard poorly supported

It was noted there was an escape ladder on the balcony. These can be very beneficial in an emergency but they can also represent a serious safety hazard of not secured properly. I recommend verification of adequate support for this ladder to your satisfaction.

  • πŸ›‘ Safety πŸ” Due Diligence

🚘GARAGE

Types of Parking Structures on Property

Type of Parking Structure: Detached Garage

Garage Electrical: Included in House Electrical

West Overhead Door

Overhead Door: Not Inspected, no electronic opener present

East Overhead Door

Overhead Door: Partially inspected, Manual opener present

Door Materials/Condition: Wood, Conditions (Wear & Tear consistent with age of door)

Hardware & Warning Labels: Lift handle (No lift handle)

Spring Assembly Warning Label: NOT Present

Bottom Bracket Warning Labels: NOT Present

Automatic Opener: Automatic Opener Post 1991

(GARAGE-5) Description:

The Consumer Product Safety Improvement Act of 1990 mandated that automatic residential garage door operators manufactured on or after January 1, 1991 conform to the entrapment protection requirements (reversing mechanisms) of the 1988 version of UL 325.

  • πŸ” Due Diligence.

Warning Label at Button Control: Label missing, Button too low--lower than 60"

(GARAGE-6) Description:

Manufacturers installation instructions require that garage door opener buttons be located more than 60" above the floor to prevent use by small children.

IMPORTANT SAFETY INSTRUCTIONS (UL & CPSC)

WARNING-To reduce the risk of severe injury or death:

  1. READ AND FOLLOW ALL INSTRUCTIONS.
  2. NEVER LET CHILDREN OPERATE OR PLAY WITH THE DOOR CONTROLS. Keep remote control away from children.
  3. Always keep the moving door in sight and away from people, pets and objects until it is completely closed. NO ONE SHOULD CROSS THE PATH OF A MOVING DOOR.
  4. TEST THE DOOR OPERATOR MONTHLY. The garage door MUST reverse on contact with a 1-1/2 inch high object (or a piece of two-by-four lumber laid flat) on the floor. If the door doesn't stop and reverse after contact with the object, disconnect the operator and use the door manually until the operator is replaced or repaired by a qualified technician.
  5. When possible. USE THE EMERGENCY RELEASE ONLY WHEN THE DOOR IS CLOSED. Use caution when using this release with the door open. Weak or broken springs are capable of increasing the rate of door closure and increasing the risk of severe injury or death.
  6. KEEP GARAGE DOORS PROPERLY BALANCED. See owner's manual. An improperly balanced door increases the risk of severe injury or death. Have a qualified service person make repairs to cables, spring assemblies and other hardware.
  • πŸ›‘ Safety πŸ” Due Diligence

Manufacturer: Craftsman/Sears

Reversing Functions: Floor level test (Not inspected due to door spring not being adjusted properly), Safety Beams, Not tested due to door spring not being adjusted properly

Testing Protocols: How to test and inspect your overhead door

(GARAGE-8) Description:

For additional information on proper maintenance and testing of garage doors see: Overhead Door DASMA Testing Protocols and the attached inspection checklists.

  • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence
(GARAGE-1) Improvement:

When the garage door is opened manually there should be a lift handle (although sometimes cross braces can act as a sufficient handle) to allow for ease of opening. This door has a lift handle but it is not adequately attached. I recommend evaluation/repairs by a qualified party to assist in opening the door manually.  

  • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence
(GARAGE-2) Improvement:

Newer requirements for garage door opener buttons require that they be located a minimum of 60" above the walking surface and that warning labels regarding the use of overhead doors be located near the push buttons. A proper warning label should be installed by a qualified party. These required warning labels can be obtained from any automatic door installation company or from the opener manufacturer.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
(GARAGE-3) Repair/Replace:

To prevent injury to children and pets the safety beams for garage doors should be located between 4-6" of the floor. The safety beams on this door are too high. I recommend for safety that the sensors on the east door be properly located by a qualified garage door installation company.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence.

BASEMENT Foundation

Foundation/Footings/Framing

Basement Foundation Footings: Not visible

Basement Foundation: Poured Concrete Foundation/Stem Wall

Basement Efflorescence: Too much of basement is finished to determine how much efflorescence there is

(BASEMENTF-1) Description:

Water that moves through masonry in a liquid state can result in the formation of efflorescence, which can disfigure the face of masonry/concrete structures. Migrating water dissolves salts from inside the concrete/brick and then deposits them on the surface as the water evaporates. Usually it is not destructive, only disfiguring. Sealing the surface of a wall in this situation can lead to spalling (exfoliation) of the surface and is therefore not recommended.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Cracks: None seen

(BASEMENTF-1) Description:

I noted no large cracks (greater than 1/4" or smaller cracks that cumulatively would add up to more than 1/4") at the time of inspection but that should not be construed to mean there are none considering that so little of the foundation is visible.

  • πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Foundation Sill Plate: NOT visible

Foundation Anchors: Bolts (Foundation sill plate bolting not visible/not determined due to finish surfaces)

Foundation Pony Walls: Framing (Conventional framing, Not visible due to finish surfaces)

Basement Building Floor System Framing: Floor Framing (primary floor system) (basement ceiling joists): (Floor system not visible due to finishes)

Basement Fire-blocking/Draft-stopping: General Information on Fire-blocking

(BASEMENTF-1) Description:

Finish surfaces and/or insulation can conceal missing fire-blocking. When the basement space is fully finished off and/or insulated, evaluation of fire-blocking deficiencies is not usually possible.

Requirements for fire-blocking and draft-stopping in homes has changed over the years and varied from jurisdiction to jurisdiction. In general more modern requirements call for "blocking" the spread of fire from lower level spaces to upper level spaces. Some structures also have requirements for installation of protection against the flow of fire horizontally. To achieve this there are specific requirements as to sealing/blocking of spaces around pipes, ducts, chimneys, wiring, framing, laundry chutes, chases etc.

It is beyond the scope of this inspection to determine if all fire-blocking and/or draft-stopping is in place, but where it is "obviously" missing I attempt to identify the condition/location and recommend appropriate repairs for improved fire safety.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

Sub-floor: Not visible, type not determined

Basement/Ground Floor, Wall, Ceiling finishes

Floor/Wall/Ceiling Finishes: Finished surfaces restrict structural evaluations, Floors (Fully finished except for small area at furnace/water heater), Walls (Fully finished, Fully finished except for small area at furnace/water heater), except small area of closet off laundry room, Ceilings (Fully finished)

(BASEMENTF-1) Description:

In addition to the obvious fact that finished surfaces may restrict structural evaluations, it should be noted that no evaluations are made regarding local permits or approvals for such work or use. Compliance regarding egress, escape & rescue, plumbing, heating or electric requirements should be determined by contacting local building officials.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Basement Space

Basement/Ground Floor: Concrete

(BASEMENTF-1) Description:

Some cracking occurs in all concrete slabs due to shrinkage during the curing process. Floor coverings generally prevent detection of cracks or settlement in concrete slabs, unless the condition is severe. Floor coverings are not removed during the inspection.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Past/Ongoing Moisture in Basement/Ground Floor Space: None seen

Present Water/Moisture in Basement/Ground Floor Space: None Seen

Insulation in Basement/Ground Floor Space

Insulating Basements: More information about insulation is deferred to the roofing section of the report

(BASEMENTF-1) Description:

When the entire home is finished off, there is often no way to directly assess methods and types of insulation in the home. Being a visual inspection, I can only look for the results of hidden conditions related to missing insulation. Dark discolored areas (none/some seen at time of inspection) on finished surfaces may be "thermal bridging" and can be indicative of missing/insufficient insulation. Areas viewed with Infrared Camera may indicate warmer and/or cooler areas consistent with missing or inadequate insulation (none/some seen at time of inspection).

Evaluation of how well the home is insulated can be done by thermal imaging devices under appropriate temperature differentials that will not likely be ideal at the time of inspection. The amount of imaging done at the inspection are not intended to be true analysis and should not be considered such. They are merely meant to show the need for proper evaluation..

  • βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

Wall Cavity: cannot be determined visually

Wall Surface: Cannot be determined visually throughout but some foam board was noted on wall behind water heater

Limitations/Exclusions Related to Basement Foundation

Basement Limitations/Exclusions: Present

(BASEMENTF-1) Description:

The following limitations and exclusions related to the basement were noted:

  • Built-in wood structures
  • Heating equipment
  • Water heater
  • Appliances
  • Furnishings
  • Storage in basement space limited inspection
  • Poor/Difficult access to some areas
  • No access to space under stairs
  • Basement Floors/Walls/Ceilings Finished/covered not visible
  • Very little of Foundation Walls visible at exterior
  • πŸ” Due Diligence

πŸ‘ƒπŸΌOdors

Odors related to the basement space: None were noted but keep in mind that wearing a mask the whole time, detecting odors is difficult, This will not be repeated elsewhere in the report to avoid repetition, Present

(BASEMENTF-1) Description:
  • While I document odors related to the basement space, this is informational only except in the case where it might be a danger (like a gas leak, which would be reported on elsewhere as well). Wearing a mask greatly limits the ability to detect odors.
  • πŸ” Due Diligence

🐞Wood Destroying Organisms and Conducive Conditions Related to the Basement Space

Conditions Conducive to WDO's around the Basement Space: Evidence noted

(BASEMENTF-1) Description:

This list of conducive conditions related to the basement of the home is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Conducive conditions were noted as relates to:

  • no access
  • improper termination of TPRV drain
  • no pan under water heater
  • plugged floor drains
  • finish wall surfaces covering foundation,
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

ROOF

Roof General Information

Roof Past Expected Life: πŸ”¨ replacement is recommended

Roof Configuration: Tee Gambrel, Very steep roof

(ROOF-2) Description:

This is a steep roof and maintenance should be performed by qualified roof maintenance professionals taking proper safety precautions.

  • πŸ” Due Diligence

Gambrel Roof Slopes: Lower/Steeper Slope (Not determined), Upper Slope (4/12Β±)

Method of Roof Inspection: Walked on, Traversed lower slope areas only

Layers of Roofing: 1 layer

Extra Roof Materials were noted in: none seen, ask seller

Dimensional Composition Shingles

Dimensional Composition Shingles: Dimensional "Architectural" Grade Composition Shingle, 25-35 year life span, Upper lower slopes only

"Guesstimate" of age: How is the age determined?, Β± 6 years old

(ROOF-2) Description:

Many criteria are used to "guesstimate" the age of the roof. Listing information, age of home, assessor information, google map drive-by pictures, disclosure statements, deterioration or lack thereof, of pipe flashings, exposure, date stamps on pipe flashings, roof type and color, and experience. One or more of these indicators are used to make this judgment--it is NOT absolute and should not be taken as such.

  • πŸ”§ Maintenance πŸ” Due Diligence

Dimensional Composition Conditions: Mechanical damage, that I consider normal installation abrasion

Method of Shingle Attachment/Sealing: Not visible/Not determined--tabs very stuck down--not forced up to verify

Wood Shakes

Wood Shakes: 15-25 year life span (varies wildly depending on maintenance)

"Guesstimate" of age: 35 - 40 years old

Wood Shakes Conditions: At end of expected life, Rot, Missing shingles, Cracked Shingles, Crickets missing/insufficient, Some shingles not laying flat

Moss/Lichen: Moss growth present (Enough to limit inspection of surface in many areas)

Present Leaks at: not determined but should be anticipated

Past Leaks at: Skylights, Interior ceilings/walls

(ROOF-1) Repair/Replace:

The shake roof surface has reached the end of its useful life and no longer adequately protects the home from damage from the elements. I recommend replacement of the roof by a qualified roofing contractor. I recommend obtaining estimates as to costs of replacement and any associated repairs that might be necessary in conjunction with the replacement.  The pictures below document some of the concerns related to this roof and should not be construed to mean there are no other conditions that need to be addressed. Hidden damage is common with failed roofs. All underlying structures should be evaluated and repaired as deemed necessary in the context of the roof replacement. Extensive patching of the roof is evident and further repairs will be difficult due to overall fragility of the shakes. I recommend factoring replacement of the roof as soon as practical. Confidence is low that the roof is not currently leaking. 

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence
(ROOF-2) Monitor:

Past leaking into the roof structure was noted around the skylights. I recommend monitoring during rains for signs of leaking. Hidden damage is always possible.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence.

Flashings Related to Roof

Rake Flashings: Present, in some areas related to the asphalt roof installation on the main house

(ROOF-6) Description:

Rake flashings were noted where required. These flashings are necessary to keep water from running under the shingles. This can cause wood decay/rot to the sheathing as well as the fascia.

  • πŸ” Due Diligence

Step Flashings: Present at Chimneys (Mostly not visible)

Metal Valley Flashings Present: not visible/not determined

Vaulted Roof Construction

Vaulted Roof Construction: Most structural elements not visible, exposed beams

Vaulted Roof Sheathing: Car-Decking, interior

Vaulted Roof Ventilation: Vaulted Ceiling Ventilation

(ROOF-6) Description:

Determination of how (or if) vaulted ceilings are vented can be beyond the scope of the Standard Home Inspection. Determination of venting can be indicated by the presence of roof, ridge and soffit vents, but no determination can be made as to the effectiveness of such systems. Hidden damage in vaulted ceilings due to leaks and condensation from poor venting warrant regular monitoring of spaces below these roof systems. All signs of staining should be checked for active moisture by moisture meter.

  • πŸ”§ Maintenance πŸ” Due Diligence

Vaulted Roof Insulation: This method of roof construction with insulation under the roof covering is typically not vented., Quantities not determined

(ROOF-6) Description:

Determination of insulation is limited to those areas visible during the inspection. The insulation in exterior walls, cathedral ceilings, and inaccessible portions of attics can not be readily assessed. In addition, vapor barriers in finished areas are beyond the scope of a home inspection.

  • πŸ”§ Maintenance πŸ” Due Diligence

Chimney

Metal Chimney: Chimney located at, Living room

Manufactured Chimney Location & Condition πŸ›‘: Chimney not adequately inspected due to lack of access

Hat: Present

Spark Arrestor: Present

Chimney Chase: Roof/Chase Flashings (Present, Counter flashing may or may not be adequate), Top Cap/Flashing (Much rusting noted, Possible leaking), Cricket (Missing (chimney wider than 30"))

(ROOF-3) Repair/Replace:

When purchasing a home it is a good idea to have the chimney cleaned to establish a cleaning history--unless satisfactory documentation can be obtained from the seller. A home inspector provides a basic visual examination of a masonry chimney and any associated component such as a fireplace. A Level 2 inspection is an in-depth inspection by a specially trained and qualified chimney professional. The flue and all associated components are carefully analyzed for safety and performance. For additional information, and to evaluate if you wish to have such an inspection, please visit: The Three Levels of Chimney Inspection I recommend that the chimney flue be cleaned and inspected by a CSIA-Certified, qualified chimney sweep prior to use and that any repairs found to be necessary be performed by a qualified steel chimney installation company prior to use.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence
(ROOF-4) Future Project:

At the time the roof is replaced I recommend installation of a cricket at the chimney to better drain that area and to prevent the build-up of debris in an area that is difficult to maintained because of the steepness of the roof. Because of the steepness of the roof I could not walk the roof and other issues may be present. Further evaluation of all roof structures, including the chimney, should be done at the time the roof is replaced.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(ROOF-5) Significant Concern:

There is a ladder attached to the west side of the chimney that is in questionable condition. I recommend a qualified party evaluate its condition to make sure it is safe to use. The chimney cap is badly rusted and that should be evaluated and replaced as deemed necessary by a qualified party.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Roof Drainage

General Information about Roof Drainage: General Information, Visible gutters have Some debris and should be cleaned

(ROOF-9) Description:

Even-if/Unless it was raining at the time of inspection, it is not always possible to determine if gutters leak/overflow. Monitoring the gutters for leaks when it is raining is recommended. Leaking/overflowing gutters should be repaired to prevent damage to roof/fascia structures.

Properly functioning gutters, downspouts, and splash blocks or drain piping are critical to protect the foundation from moisture intrusion. Gutters should be cleaned as needed and leaky joints sealed.

  • πŸ”§ Maintenance πŸ” Due Diligence

Aluminum Gutters: Continuous (seamless), Leaf guards installed (Visual inspection of interior of gutters not possible in context of Standard Home Inspection, No determination made as to the function or effectiveness of leaf guards.)

Missing Gutters: not all roof areas have gutters

Downspout/Roof Drain Termination: Underground pipes, Underground pipes and no determination as to whether these are pipes or just sections of pipe that the downspouts terminate at., Downspouts not connected to underground pipes, Downspout/Pipe transition adapters (Some adapters missing/ but recommended to keep debris and vermin out of drains.)

(ROOF-10) Description:

It was common practice in older homes to install short sections of pipe next to the foundation as a place to terminate the downspouts at. These pipes were not actually connected to underground pipes and drainage was provided by the installation of gravel at the end of the pipe or sometimes just relied on the natural ability of the ground to absorb the water. These types of drains are rarely "functional" and overflowing of this short section of pipe is common.

  • πŸ”§ Maintenance πŸ” Due Diligence
(ROOF-6) Recommended Maintenance:

Most of the gutters need cleaning. I recommend professional cleaning/maintenance by a qualified gutter cleaning company. This cleaning should include downspouts and verification of proper function. 

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence
(ROOF-7) Improvement:

Where the downspout terminates at underground pipes there are no transition adapters to help with the change from rectangular to round pipes. These adapters help keep debris out of the drains. I recommend installation of proper adapters by a qualified party.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Loft Bathroom Skylight

Skylights: Cover attached, Present at

(ROOF-11) Description:

Leaks are common around skylights. Poor flashing details, failed thermal seals, broken glass, missing safety glass, leaks to the inside of the home and leaks into the roof structure are common. Hidden damage in roof and wall structures is a real possibility with failed skylight installations. All evidence of leaking around skylights should be carefully evaluated. This information not repeated for other skylight locations to avoid repetition.

  • πŸ”§ Maintenance πŸ” Due Diligence

Insulating Glass: Present, Broken thermal seal evident

Safety Glass: Safety Glass "etching" present

Woodwork and finishes around inside: Some staining of woodwork around skylight on inside

Roof/Skylight Flashings: Appear adequate--no evidence of leaking seen

(ROOF-8) Improvement:

Both skylights have broken thermal seals. While mostly cosmetic, I recommend replacement as desired.

  • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Loft Skylight

Skylights: Present at, Above the loft west side, Cover attached

Insulating Glass: Present, Broken thermal seal evident

Safety Glass: Did not determine, Sometimes cleaning of the glass reveals the safety etching.

Woodwork and finishes around inside: Some staining of woodwork around skylight on inside

Roof/Skylight Flashings: Appear adequate--no evidence of leaking seen

Roof Windows/Sun-room

Glass panels: Evidence of past/ongoing leaking (Evidence of active leaking)

Insulating Glass: Broken thermal seal evident, surrounding walls and roof

Safety Glass: Did not determine, Sometimes cleaning of the glass reveals the safety etching.

Woodwork and finishes around inside: Rot/Decay present

Roof/Skylight Flashings: NOT adequate

Limitations / Exclusions Related to Roof

Roof Inspection Limitations / Exclusions: Steepness, Roof covering at end of expected life, Vegetation/Debris, Miscellaneous Information

(ROOF-12) Description:

This report provides an opinion of the general condition of the roof system based on a visual inspection of representative areas. The inspector does not offer an opinion or warranty as to whether the roof leaks or is subject to future leakage.

If it is dry, has been dry for a long time, or is not the rainy season the possibility of leaks not showing up at the time of inspection is not unusual. Water stains on ceilings, walls, and soffits that tested dry at the time of inspection may test elevated for moisture under other conditions or at another time.

Specific notation of leakage or stains does not preclude additional areas of leakage and/or hidden damage. Monitor attic for any changes; ongoing or questionable situations should be assessed and corrected. Leakage can lead to Mold or Mold-like/Fungal Growth.

Due to typical design/accessibility constraints (insulation, storage, etc.), evaluation of attic areas, including structural components, is usually limited. Any specifically noted limitations/obstructions are intended to highlight these limitations beyond the norm. A complete check of the attic should be made when non-permanent limitations are resolved.

  • πŸ”§ Maintenance πŸ” Due Diligence
(ROOF-9) Recommended Maintenance:

There is considerable vegetative debris on the roof---mostly on the west side of the roof. I recommend proper removal of this vegetation by a qualified party. Sometimes debris/moss can limit inspection and hide adverse roof conditions, as well as cause damage to the roof. Some amount of hidden damage should always be anticipated. Inspection of the roof by a qualified party after removal is recommended. I recommend that moss never be pressure washed. Pressure washing (whether with air or water) takes years off the life of a roof. It is best to gently sweep moss off during the dry season and to sprinkle laundry detergent on the roof to act as a deterrent to moss growth. Sometimes moss inhibitors are successful---sometimes not. Installation of zinc strips can also aid in keeping moss from becoming invasive.

  • πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence

🐞Wood Destroying Organisms and Conducive Conditions Related to the Roof

Wood Decay/Rot: evidence noted in roof structures

(ROOF-12) Description:

Wood Decay Fungi (wood rot), are filamentous organisms which begin as microscopic spores that land on the surface of wood, and germinate to produce thin strand like cells called hyphae. Hyphae grow through the wood and secrete enzymes which degrade and weaken the wood. Decay requires: (1)adequate moisture, (2)ambient temperature (32ΒΊ to 110ΒΊ), (3) oxygen, (4) a food source. Wood moisture levels above 20-30% are considered conducive to wood fungal rot. Damaged wood typically will need to be replaced. Ultimately the source of moisture must be eliminated even if all of the fungal organism cannot be eliminated. This list of wood decay/rot is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Wood decay/rot was noted in the following locations:

  • structural support posts/rafters related to sun-room structures
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Conditions Conducive to WDO's around the Roof: Evidence noted

(ROOF-12) Description:

Wood Decay Fungi (wood rot), are filamentous organisms which begin as microscopic spores that land on the surface of wood, and germinate to produce thin strand like cells called hyphae. Hyphae grow through the wood and secrete enzymes which degrade and weaken the wood. Decay requires: (1)adequate moisture, (2)ambient temperature (32ΒΊ to 110ΒΊ), (3) oxygen, (4) a food source. Wood moisture levels above 20-30% are considered conducive to wood fungal rot. Damaged wood typically will need to be replaced. Ultimately the source of moisture must be eliminated even if all of the fungal organism cannot be eliminated. This list of conducive conditions related to the roof structures of the home is not specific and is only designed to comply with reporting requirements of the WSDA . More details are provided at specific locations within the report. Conducive conditions were noted as relates to:

  • no ventilation,
  • elevated wood moisture levels in sun-room,
  • shake roof at end of expected life
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

πŸ’‘ELECTRICAL

Electrical Service to Property

Electrical Service: πŸ›‘ GENERAL ELECTRICAL SAFETY WARNING

(ELECTRICAL-1) Description:

πŸ›‘ GENERAL ELECTRICAL SAFETY WARNING: Even if the electricity has been turned off at the main disconnect, sections of the electrical system prior to the main breaker are still charged with electricity and can be lethal if contacted. I recommend that all changes/corrections made to the electrical system be performed by a licensed electrical contractor.

  • πŸ›‘ Safety πŸ” Due Diligence

Underground Service: GENERAL INFORMATION

(ELECTRICAL-1) Description:

The electrical service is the set of wires that run from the street or power pole to the main breaker panel or fuse box. In this building the service runs underground. Evaluation of the underground portion of these systems is limited to the portions that show above ground.

  • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence

Meter Base Location: East side of home/building exterior

(ELECTRICAL-1) Description:

.

Meter Seals/Condition: Meter Seals (Utility Company seals present)

Torqueing of electrical connection: Lugs

(ELECTRICAL-1) Description:

Most electrical connection lugs have specific requirements as to torquing. Loose connections are a primary mode of failure of electrical connections potentially leading to arcing and fires. It is beyond the scope of the inspection to verify proper torquing of connections and it is recommended that proper torquing of connections be verified by the licensed electrical contractor in the context of other electrical repairs/improvements at the building.

  • πŸ›‘ Safety πŸ“ Informational note πŸ” Due Diligence

Service Equipment & left panel

Service Splitter / CT Can: no access to utility company junction box---buried in wall, Utility Company seals not checked

Service Equipment Location at Interior: basement laundry room north wall

Service Rating: πŸ’‘

Home: 400 amps (120/240 volts) (two 200 amp)

Service Voltages: Nominal 240 volts, Not measured

(ELECTRICAL-2) Description:

Electrical service voltages supplied to buildings can fluctuate a few volts between legs but anything more than 10 volts should probably be further evaluated by a licensed electrical contractor. 120/240 volts is the "nominal" voltage supplied to this building and tested voltages were near these amounts.

  • πŸ” Due Diligence

Panel Manufacturer: Left, General Electric

Panel Amperage/Voltage rating: 200 amps (120/240 volts)

Service Disconnect: Present Single breaker

Breaker(s): 200 amps (120/240 volts)

Service Conductors: Copper

Size: #2 awg (or larger)

Service Feeder Lug Covers: Not present consistent with time of installation

PANEL CONDITION: Panel not accessible

Legend Data Plate: Present, πŸ“Έ

(ELECTRICAL-4) Description:

.

Panel Bonding: Strap from Neutral/Ground bar to panel present

Distribution Breakers/Fuses: Breakers, Top breaker likely more than 6'-7" above floor

Tandem Breakers: Tandem breakers are present, Panel is rated for installation of some tandem breakers

(ELECTRICAL-5) Description:

Tandem breakers (or duplex breakers) (also called, mini-breakers, peanut breakers, half-height breakers, twin breakers, slim breakers, piggy-back breakers etc) are breakers that are designed to provide two circuits in place of a typical single breaker. Most panel legends specifically state where these breakers can be installed, whether or not they are allowed at all, and how many are allowed. It is typically beyond the scope of the inspection to determine appropriateness of some installations.

  • Changes to the electrical system may require elimination of tandem breakers where the circuits are required to have AFCI protection.
  • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence

Circuit identification: Circuits labeled, Many circuits not labeled, πŸ“Έ

(ELECTRICAL-6) Description:

.

Working Space at Panel: Poor access--due to built-in structures

(ELECTRICAL-1) Repair/Replace:

The "splitter box" or "CT Can" was not accessible at the time of inspection due to being covered over by wall materials. I recommend proper access be made to this panel as there are devices that need maintenance or replacement periodically. Perhaps repairs can be put off until repairs/maintenance becomes necessary.

  • πŸ›‘ Safety πŸ” Due Diligence
(ELECTRICAL-2) Improvement:

As of July 2017, the lugs where the service entrance conductors connect to the panel require barriers that prevent inadvertent contact with the unfused conductors. Them not being present is consistent with the date of construction. Upgrading by a licensed electrical contractor in the context of other electrical repairs at the building is recommended when practical. This information not repeated for the other panel.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-3) Improvement:

Proper access to the service panel is not possible due to bump out that covers the CT Can located in front of the panel. Minimum clearances of 30" wide and 36" deep in front of the panel, and from the floor to a height of 6'-6" above the floor is required is required. I recommend that proper clearances be maintained. Proper access should be maintained for both servicing and access during an emergency or to reset tripped breakers. This information not repeated for the other panel.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-4) Improvement:

The top breakers in the panels should not be more than 6'-7" above the floor for safety. I recommend evaluation/repairs by a licensed electrical contractor as deemed necessary. This information not repeated for the other panel.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-5) Improvement:

There is currently some labeling of the circuits in the electrical panel. I recommend that all circuits be properly identified/labeled by licensed electrical contractor prior to occupancy. This information not repeated for the other panel.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-6) Repair/Replace:

For proper access to the panel there should be an area 30" wide and 3' deep in front of the panel (clear all the way to the floor. A minimum of 6'-6" of headroom in front of the panel is recommended and the top breaker in the panel should be no higher than 6'-7" above the floor. This panel has poor access due to storage, I recommend this area be properly maintained free of encumbrances to allow for inspection and access in the event of an emergency. This information not repeated for the other panel.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Service Equipment right panel

Panel Manufacturer: Right, General Electric

Panel Amperage/Voltage rating: 200 amps (120/240 volts)

Service Disconnect: Present Single breaker

Breaker(s): 200 amps (120/240 volts)

Service Conductors: Copper

Size: 2/0 awg (or larger)

Service Feeder Lug Covers: Not present consistent with time of installation

PANEL CONDITION: Panel not accessible

Legend Data Plate: Present

(ELECTRICAL-7) Description:

.

Panel Bonding: Strap from Neutral/Ground bar to panel present

Distribution Breakers/Fuses: Breakers, Top breaker likely more than 6'-7" above floor

Tandem Breakers: Panel is rated for installation of some tandem breakers

Circuit identification: Circuits labeled

(ELECTRICAL-7) Description:

.

Working Space at Panel: Poor access--due to built-in structures

Electrical Grounding System (EGS)

Utility Grounding: Utility company transformer ground at transformer (Not inspected)

Metal Water Pipe Grounding Electrode: Not visible--not located, Plastic piping suspected

Rod Grounding Electrode: General information, Ground wire is present (ground rods may be buried but not visible)

(ELECTRICAL-7) Description:

In the context of the inspection, I attempt to visually document electrical system grounding. Electrical system grounding creates a pathway to shunt static charges (that would otherwise build up on the metallic systems in the building) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system. However, there are many things that can lead me to recommend further evaluation by a licensed electrical contractor and they will be documented in the observations below.

  • πŸ›‘ Safety πŸ” Due Diligence

Amperage on grounding system: Amperage noted on (wire running to Ground Rods, measured amperage), .40 amps

(ELECTRICAL-7) Repair/Replace:

Some amount of amperage (.40) was noted on the building's electrical grounding system. This can be the result of stray voltage entering the home from the ground. It can also occur from conditions within the home and/or wiring to/from the utility company transformer, or even from neighboring buildings--or even low voltage equipment like phone and cable. In a properly functioning system there should be little to no current flowing on the ground wire. This is a shock hazard to persons working on the electrical system. I recommend evaluation/repairs by a licensed electrical contractor in the context of other electrical repairs. Repairs may involve the electrical utility if it is determined current is coming into the building as opposed to leaving the building.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Information for the electrician:

Electrical Bonding of Metallic Systems

General Bonding Information: Bonding of metallic systems

(ELECTRICAL-7) Description:

In the context of the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building are required to be "bonded" (connected) to the the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the metallic systems in the building) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There are many things that can lead me to recommend further evaluation by a licensed electrical contractor and they will be documented in the observations below.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Water Pipe Bonding: Not visible--not located, hot and cold water pipes may not be properly bonded

Bonding around water filter: Missing/Necessary if incoming water line to building is metal

Metal Drain Bonding: NA/Plastic

Gas pipe bonding: NA

Phone System Bonding: At electrical system grounding wire under meter panel

Cable System: Bonding of system not determined--have electrician verify when they are at the home for some other reason

(ELECTRICAL-8) Repair/Replace:

Hot and cold water pipes are essentially bonded at any continuous type shower or tub fill valve and is adequate to meet the requirements of hot and cold pipe bonding by most jurisdictions. Adding a bonding wire connecting the Hot and Cold water pipes together at the water heater is recommended when the licensed electrical contractor is at the home for other reasons as deemed necessary and as additional protection.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Sub-Panel/Remote Distribution Panel

Sub-panel Location: NW corner of garage interior

SUB-PANEL: Remote Distribution panel is present

(ELECTRICAL-9) Description:

Remote Distribution Panels (Sub-panels) are other electrical panels in the building that do not contain the service wiring. Distribution Panels may be found in larger buildings for improved accessibility and/or convenience, in detached buildings such as garages, or in situations where there is a need for additional circuits after another distribution panel is full. This information will not be repeated for other sub-panel locations to avoid repetition.

  • πŸ›‘ Safety πŸ” Due Diligence

Panel Manufacturer: General Electric

Panel Disconnect: Present, Panel not accessible, Main Breaker not permanently attached in panel as required, Single Breaker

Breaker rating: 50 amps

Panel Amperage/Voltage Rating: 125 amps (120/240 volts)

Feeder Conductors & Conditions: Copper, 3-wire feed to detached building, Wired as service equipment

Size: Size not determined

PANEL CONDITION: Panel not accessible, Panel recessed too far--dead-front does not restrain breakers properly

Legend Data Plate: Present

Panel Bonding: Strap from Neutral/Ground bar to panel present

Distribution Breakers/Fuses: Breakers

Circuit Identification: Circuits labeled, No determination was made of individual circuit distribution or accuracy of any circuit labeling

(ELECTRICAL-14) Description:

For safety the homeowner should always see to it that the circuits in the panel are properly labeled. This can be done when the electrician is at the home for other reasons, but accurately identifying circuits can assist in shutting down circuits quickly when they need to be.

  • πŸ›‘ Safety πŸ” Due Diligence

Working Space at Panel: Poor access--due to built-in structures

(ELECTRICAL-9) Improvement:

The breaker in the electrical panel in the garage that is being used as a "main breaker" is required to be permanently attached in the box. Each manufacturer has kits for this purpose. Another option, since a main breaker is not required at this location, would be to run the wires to the panelboard lugs instead of the breaker. Consult with a licensed electrical contractor as to options for repairs and/or improvements.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
(ELECTRICAL-10) Improvement:

Currently all sub-panels to detached structures are required to be fed with four wires (two hots, a neutral and a ground). These older 3 wire feed sub-panels were once compliant with industry standards and are typically not problematic as long as there are no other metallic pathways between the buildings and a grounding electrode system is installed at the building. These panels are required to be wired as if they were service equipment with the grounds and neutrals bonded together. I could not determine that any other metallic pathways between buildings exists. I recommend evaluation/repairs by the licensed electrical contractor in the context of other electrical work done at the home.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
(ELECTRICAL-11) Improvement:

The panel is "over-recessed." When the panel is over-recessed the cover cannot properly restrain the breakers and movement of the breakers is possible leading to arcing at their connections. I recommend proper repairs to allow for proper installation of the cover by licensed electrical contractor.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-12) Repair/Replace:

For proper access to the panel there should be an area 30" wide and 3' deep in front of the panel (clear all the way to the floor. A minimum of 6'-6" of headroom in front of the panel is recommended and the top breaker in the panel should be no higher than 6'-7" above the floor. This panel has poor access due to storage, I recommend this area be properly maintained free of encumbrances to allow for inspection and access in the event of an emergency.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Grounding at Detached Building

Ground Rod Electrode: Rods seen at, exterior NW corner of building

(ELECTRICAL-15) Description:

.

Amperage on grounding system: No amperage on ground wire at time of inspection

(ELECTRICAL-15) Description:

While none or very little amperage was noted on the grounding system at the time of inspection, there are too many variables to conclude that there is never any current on the system. Amounts can vary with house use of electricity, neighbor's electrical systems as well as the electrical utility itself. Having it periodically checked is prudent.

  • πŸ›‘ Safety πŸ” Due Diligence

Bonding at Detached Building

Water Pipe Bonding: Not visible--not located, may be plastic pipe

Appliance Disconnect for furnace

Manufacturer: General Electric

Location: At furnace, Electrical Disconnect (Fuses), Appliance Remote Distribution Panel Rating, 60 amps, Size of feeder to Appliance Remote Distribution Panel (Not determined, Copper)

Appliance Disconnect for Spa Tub

Manufacturer: Siemens

Location: Hot Tub, Electrical Disconnect (Breaker(s), Disconnect present at unit), GFCI protected at (NOT GFCI protected), Breaker at Service Panel

Panel condition: access difficult, painted in place

(ELECTRICAL-13) Repair/Replace:

All Hot Tubs require GFCI protection by current standards. The current location does not have GFCI protection and the panel cover does not restrain the breaker properly. I recommend evaluation/repairs by a licensed electrical contractor when they are at the home making other electrical improvements if the tub is to be used.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

Lock-out/Lock-on Devices

May not have been required at time of construction: What is a lock-out/lock-on device?

(ELECTRICAL-16) Description:

Current standards require "lock-out" devices on appliances that are "hard-wired" back to the electrical panel disconnect (unless the appliance is in the line of sight of the electrical panel). This is for the safety of persons servicing the appliances.For improved electrical service the licensed electrical contractor can install these lock-out devices when they are at the building for other reasons.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Devices Present/Not Present for: Water Heater lock-out device is not present, Dishwasher lock-out device is not present, Garbage Disposer lock-out device is not present, Cooktop lock-out device is not present, Well Pump lock-out device is not present

(ELECTRICAL-14) Improvement:

The Cooktop Circuit "lock-out" device was not installed. I recommend installation of lock-out device by licensed electrical contractor when they are at the home for other reasons.

  • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence

Surge Protection Devices (SPD's)

SPD not present: Not present but considered best practice and installation is encouraged

(ELECTRICAL-17) Description:

Voltage surges can be a costly example of the power interference that occurs in Buildings every day. This momentary rise in voltage can start inside or outside a Building and damage sensitive electronic equipment such as computer, Building entertainment center, treadmills, and all the other --often expensive -- equipment found in most Buildings today.

  • Conventional surge protectors in the home cannot protect against large surges from lightning and it is still considered best practice to unplug expensive appliances during a lightning storm.
  • Whole Building surge arresters should be installed at the Building's electrical service panel by professional, licensed electrical contractors. There are dozens of different makes, models and styles of surge protectors on the market, which vary greatly in both price and quality. The type and size of the service panel, how full the panel is, as well as the investment in appliances and electronic devices that need to be protected all play a role in determining which surge protector should be installed. Your service professional, after inspecting the Building and service panel, will make the recommendation as to the appropriate product to be installed.
  • πŸ” Due Diligence

Generators

Generator information: Generator interface is present

(ELECTRICAL-17) Description:

Generators and Transfer Switch interfaces are not operated during a standard inspection. These systems can have safety issues with the way they are connected to the house wiring system and warrant evaluation by licensed electrical contractors prior to use. I attempt, through visual inspection, to identify some of these concerns. Exact procedures for operations of these systems should be conspicuously located near the electrical transfer switch.

  • Never operate an internal combustion engine inside your building, basement, garage or any other enclosed area. The generator needs a minimum of 3 to 4 feet of spacing on all sides (including the top). A generator needs an unlimited supply of fresh air for proper cooling during operation. Properly locate the generator outdoors away from doors and windows. An open door or window will allow dangerous exhaust fumes to enter the building. Since combustion engines create carbon monoxide, which can be lethal, good ventilation is critical. Keep the generator dry and always operate it on a level surface. Never add fuel to your generator when it is running and always store additional fuel in approved Gasoline containers.
  • It is important that you never feed power from your portable generator into a wall outlet. This is commonly called back feeding and causes several safety concerns. This causes a dangerous situation as power back feeds into the Power Company lines and can cause severe injury or death to linemen working on power lines. In addition when the Power Company restores power it can feed directly into your generator causing severe damage to your portable generator.
  • For safety a transfer switch should be installed by a licensed electrical contractor that redistributes power from the generator to the home’s circuit box. This eliminates the need for numerous extension cords running from the generator to specific appliances and eliminates the risk of electrical "back feed" injuring utility workers working on downed power lines. The transfer switch is installed beside the main electrical panel, and then it's connected to the appliances and circuits you'll want running during a blackout. When the power goes out, you simply crank up the generator to send power to the transfer switch. Once the generator is running, you can pick and choose which appliances and circuits you want to use by flipping the switches on the transfer switch. It's important to keep track of what's being powered because the transfer switch is often wired into more circuits than the generator can handle all at once. Most transfer switches operate with generators up to 7,200 watts. For most homes, this is sufficient to operate several critical household appliances, such as furnace fans, sump pumps, refrigerators and lights. 
  • πŸ›‘ Safety πŸ” Due Diligence

Receptacle for generator: Located at, near electric meter at the east side of the home

Transfer switch: Present, I

Circuit labeling: No labeling found

Generator Unit: not inspected or seeen

(ELECTRICAL-15) Due Diligence:

This home has a transfer switch for a generator for back-up electric power supply. Generator systems are beyond the scope of this inspection. I recommend disclosing more information regarding operation and maintenance of this system. Generators need to be run and serviced regularly to insure reliable operation.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence

Multi-wire Circuits noted in both main panels

Hot conductors terminate on different bus bars as required: Present, Should be verified when the electrician is at the Building for other reasons

(ELECTRICAL-18) Description:

There are multi-wire circuits in the building. Multi wire circuits are wires that "share" a neutral conductor back to the Service panel. When this is done care must be taken to ensure that the two hot conductors end up on separate bus bars at the Service panel. It is also critical with these multi-wire circuits that the neutral be continuous by any devices it needs to be attached to throughout the circuits. The circuits in this panel appear to be properly wired in that respect.

For more information on Multi-Wire circuits please see the following link: Multi-Wire Circuits.

  • πŸ›‘ Safety πŸ” Due Diligence

Proper double pole breaker(s) or handle-tie on breaker(s): Not present--not required at time of construction but is recommended to conform with current standards

Continuity of neutral conductor: Typically cannot be determined in the course of a Standard Building Inspection

(ELECTRICAL-20) Description:

In multi-wire branch circuits, the continuity of a grounded conductor cannot depend on device connections such as lamp-holders, receptacles, etc---where the removal of such devices would interrupt continuity.

  • πŸ›‘ Safety πŸ” Due Diligence
(ELECTRICAL-16) Improvement:

There are many multi-wire circuits in the home. Multi wire circuits are wires that "share" a neutral conductor back to the Service panel. When this is done care must be taken to ensure that the two hot conductors end up on separate bus bars at the Service panel. It is also critical with these multi-wire circuits that the neutral be continuous by any devices it needs to be attached to throughout the circuits. This is not possible to confirm in the course of a Standard Home Inspection and could be checked by a licensed electrical contractor in the context of other electrical repairs. Current requirements call for handle ties to be installed on the two breakers for each circuit to ensure that if one circuit is shut down, both will be de-energized. I recommend repairs of this condition when the licensed electrical contractor is at the home for other reasons. For more information on Multi-Wire circuits please see the following link: Multi-Wire Circuits

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Conductor Re-identification

Conductors present that should be re-identified: White wires on breakers

(ELECTRICAL-17) Improvement:

Sometimes wires that are typically used as neutral (white) conductors are used as "hot" (black/red) conductors. When so used it is required that they be re-identified--with black tape or other means. I recommend that when the electrician is at the Building for other reasons and has the panel cover off that these wires be re-identified.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Distribution Wiring

Wire Temperature rating: Wiring less than 90C Prior to 1986 (Some present)

Wiring type(s): Copper wire

Grounded Non-Metallic Sheathed Cable--NM--commonly called Romex: It is estimated the majority of the wring in the home is Copper Non-Metallic Sheathed Cable

Wiring in Conduit (Rigid and Flex): Minimal/Incidental to specific appliances (Water heater, Garbage disposer, Furnace, Well equipment)

Physical Damage to Wiring: Physical damage to wiring at garbage disposal

Junction Boxes etc: Junction boxes with missing covers

(ELECTRICAL-18) Repair/Replace:

There is one junction box in the basement that is missing a cover plate. Cover plates should be installed by the electrician in the context of other electrical repairs at the home. Others should be anticipated and installed wherever found missing.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
(ELECTRICAL-19) Repair/Replace:

Electrical wiring to the garbage disposal is damaged. I recommend evaluation/repairs by the licensed electrical contractor in conjunction with other repairs at the home.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
(ELECTRICAL-20) Repair/Replace:

In the horse barn there is NM cable that runs out of conduit that is improperly attached to a plug. I recommend evaluation/repairs by a licensed electrical contractor. This wiring should be in a junction box and attached to the load side of the GFCI device. The cover plate is also broken and a proper cover should be installed. In several of the out buildings there are extension cords installed in a "permanent" fashion. Proper wiring should be installed to replace these extension cords.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Receptacle Outlets

Receptacle replacement: Informational note

(ELECTRICAL-22) Description:

As of July 1st, 2014, any receptacle replaced in a home must be provided with AFCI protection when the receptacle is being replaced in circuits that require AFCI protection (See AFCI section of this report below). This can be accomplished at the receptacle itself, at a point downstream of the receptacle or at the panel where the circuit originates. Whenever possible protecting the entire circuit is considered best practice.

In the context of any electrical panel replacement, the installation of AFCI breakers on all circuits that currently require AFCI protection is considered best practice.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Grounded Receptacles: The majority of receptacles that were tested, tested as being grounded, VERY few checked due to storage/belongings/furniture throughout the home

Receptacles at island countertop: Receptacle present, only at one end, would be required at both ends by modern standards

Tamper Resistant Receptacles (required after June 6, 2009): None seen

(ELECTRICAL-22) Description:

By current regulations in place in Washington State, any receptacle that is replaced in a home is required to be replaced with a Tamper Resistant Type Receptacle. There are a few exceptions detailed in the links below.

Weather Resistant Receptacles (required at all damp and wet locations): None seen, not required at time wiring was installed, but recommended as a safety upgrade

(ELECTRICAL-22) Description:

By current regulations in place in Washington State, any receptacle that is replaced in a damp or wet location is required to be replaced with a Weather Resistant Type Receptacle.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Receptacle conditions: "Worn" Receptacles Seen (won't adequately hold plugs in place) (Noted at several locations)

(ELECTRICAL-21) Improvement:

It was noted a few of the receptacles do not hold a plug securely. This is common with receptacles that have been used a lot. I recommend that wherever you find plugs that do not hold a plug with "some resistance" that they be professionally replaced. Keep in mind that by current standards any replaced receptacle must be replaced with a Tamper Resistant type receptacle where Tamper Resistance is required and that the receptacle also be AFCI protected when replaced in an area currently required to be AFCI protected.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Lighting Outlets

General Lighting info: Missing/non-functional light bulbs noted--replace as desired

Global lighting concerns: some flickering lights noted (kitchen eating area, and basement kitchen area lights)

Exterior lights: Lights at exterior doors, Some functioned normally at time of inspection by switch--verify others to your satisfaction, Function not determined at some locations (may have dead bulbs)

Light fixtures switched from multiple locations are present in the building: General Information

(ELECTRICAL-23) Description:

Lights that are switched from multiple locations (like 3-way and 4-way switches) can sometimes be wired improperly so that if one of the switches is in the wrong position the lights will not work from the other location. This miswiring of switches is often not found during the course of a Standard Building Inspection due to not testing the circuit with all possible combination of options. When this condition is discovered, repairs are usually quite simple when performed by a licensed electrician.

  • πŸ›‘ Safety πŸ” Due Diligence

Can Lights: Present at many locations

(ELECTRICAL-23) Description:

Can lights, whether modern air-tight type cans or older non-insulation contact cans, can be a major contributor to heat loss and air movement into roof structures. This is difficult to determine during the course of a home inspection but if moisture issues are apparent or become apparent in the roof structure, these lights should be considered one possible cause of the issue. Blower door tests can be performed to determine how well sealed can lights are.

  • πŸ›‘ Safety πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Light/Switch/Wiring Conditions: lights in basement living room flash with dimmer

Porcelain bulb holders present: In garage, In several basement locations, detached buildings, Conditions (Subject to physical damage)

(ELECTRICAL-22) Recommended Maintenance:

Throughout the home there are missing/not functional light bulbs. When the bulbs are installed/replaced, if the fixture still does not function, further evaluation/repairs by a licensed electrical contractor is recommended.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-23) Repair/Replace:

Lights in the basement living room on the west side flash repeatedly when the dimmer switch is operated. This is consistent with the dimmer and the bulbs not being compatible. It may also be related to the blinking of the lights in the kitchen eating area. I recommend evaluation/repairs by the licensed electrical contractor.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-24) Improvement:

The exposed bulbs in the porcelain bulb holders at many locations are subject to physical damage as well as being a fire hazard. I recommend upgrading this fixture with type approved for areas subject to physical damage, by a licensed electrical contractor when they are at the home for other reasons.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Ceiling Fans

Fan Located at: Above main living room

Operation and Conditions: No determination is possible as to the adequacy of attachment to the ceiling, Not tested

GFCI/AFCI devices

Where Are AFCI required?: Require when extending circuits

(ELECTRICAL-25) Description:

It is important for home owners to become aware that modern standards require the installation of AFCI protection for new wiring installations and even replacement of receptacles wherever AFCI protection is currently required. This means that Installation of AFCI devices will typically be required whenever simply replacing a receptacle if the receptacle is in a locations where AFCI protection is now required. Because older wiring systems are more vulnerable to the kinds of fires causes by the conditions these devices protect against, installation of the devices is a good idea.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Where Are GFCI required?: Older homes can benefit, Testing occupied homes, Upgrading

(ELECTRICAL-25) Description:

Currently all 125-volt & 250-volt, single-phase, 15- and 20-ampere receptacles installed in the following locations shall have ground-fault circuit interrupter protection: bathrooms, garages, detached non-habitable buildings, outdoors, crawl spaces, unfinished or finished basements, kitchen countertop receptacles, within 6 feet of all sinks, boathouses, within 6 feet of a tub or shower, laundry areas, dishwasher branch circuit, crawl space lighting outlets. The home appeared to be wired to current requirements, however not every outlet was checked. Also exterior HVAC under 60 amps require GFCI protection. According to the NEC (National Electric Code): "Older homes are statistically more vulnerable to shocks related to ungrounded circuits. Extra protection for older homes is provided by replacement of ungrounded wiring and installation of GFCI protection.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Testing GFCI's and AFCI's: See GFCI testing procedures below

(ELECTRICAL-27) Description:

Ground fault circuit interrupters (GFCI) can help prevent electrocution inside and outside the home. GFCIs are an effective means of protecting against electrical shock, however, they must be tested regularly -- UL recommends once a month -- to verify they are working properly.

  1. Plug a nightlight (with an "ON/OFF" switch) or other product (such as a lamp or 3-bulb circuit tester) into the GFCI receptacle and turn the product "ON."
  2. Push the "Test" button located on the GFCI receptacle. The nightlight (or other product) or circuit should go "OFF."
  3. Push the "Reset" button. The light or circuit should go "ON" again.
  4. Circuit breaker type GFCI devices are checked by pushing the test button on the breaker.

Modern GFCI receptacles and breakers have "self-testing" capabilities but they still should be tested manually per manufacturer's instructions.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence
(ELECTRICAL-25) Improvement:

Currently all 125-volt & 250-volt, single-phase, 15- and 20-ampere receptacles installed in the following locations shall have ground-fault circuit interrupter protection: bathrooms, garages, detached non-habitable buildings, outdoors, crawl spaces, unfinished or finished basements, kitchen countertop receptacles, within 6 feet of all sinks, boathouses, within 6 feet of a tub or shower, laundry areas, dishwasher branch circuit, crawl space lighting outlets. The home appeared to be wired to current requirements, however not every outlet was checked. Also exterior HVAC under 60 amps require GFCI protection. Upgrading to current standards is recommended.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

GFCI Protection in Upper Kitchen

Locations of GFCI devices: No GFCI protected receptacles in Kitchen

Two Kitchen Circuits: Appears to be two separate appliance circuits

(ELECTRICAL-28) Description:

In the course of a Standard Home Inspection it cannot always be easily determined if there are two appliance circuits present and the presence of two GFCI devices is not always an indication of two "separate" circuits (two breakers in the electrical panel).

  • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence

Island Receptacles: Receptacle present (Receptacle present for island left of cook-top), Receptacle missing (Space behind the cook-top measures more than 12" making it "one" island)

Dishwasher GFCI: Not GFCI protected as required

(ELECTRICAL-26) Improvement:

The kitchen countertop receptacles are not currently GFCI protected. I recommend that as a safety upgrade that a licensed electrical contractor change the receptacles to GFCI type receptacles or if possible that the breakers for these circuits be changed to Dual Function (AFCI/GFCI) Combination type breakers as would be currently required. Additional locations that required GFCI protection should also be upgraded, like Dishwasher, refrigerator receptacles within 6 feet of the sink and any other locations deemed necessary by the licensed electrical contractor.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-27) Improvement:

Modern standards require a receptacle at both ends of any island countertop that has a cooktop and the space behind the the countertop is more than 12". This countertop has no receptacle at one end. I recommend evaluation/repairs as deemed necessary by the licensed electrical contractor.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-28) Improvement:

The driveway gate is GFCI protected and redundant with GFCI protection in the horse barn. This is more of a nuisance and could be corrected by the licensed electrical contractor in the context of other electrical repairs. The garden shed has receptacles that are not GFCI protected. I recommend repairs of this by the licensed electrical contractor in the context of other electrical repairs. All of the receptacles in the detached buildings should be checked in the context of these repairs.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

GFCI Protection in Basement Kitchen

Locations of GFCI devices: No GFCI protected receptacles in Kitchen

Two Kitchen Circuits: Only one circuit noted

(ELECTRICAL-29) Improvement:

The kitchen countertop receptacles are not currently GFCI protected. I recommend that as a safety upgrade that a licensed electrical contractor change the receptacles to GFCI type receptacles or if possible that the breakers for these circuits be changed to Dual Function (AFCI/GFCI) Combination type breakers as would be currently required. Additional locations that required GFCI protection should also be upgraded, like Dishwasher, refrigerator receptacles within 6 feet of the sink and any other locations deemed necessary by the licensed electrical contractor.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

GFCI Protection in Laundry

Laundry Area GFCI Protection: No GFCI protected receptacles in Laundry area at

(ELECTRICAL-30) Improvement:

Modern standards required GFCI protection of all receptacles in laundry rooms. At the time of inspection there was no GFCI protection in the laundry room. I recommend evaluation/repairs/upgrading by the licensed electrical contractor in the context of other electrical improvements.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

GFCI Garage

Garage GFCI: No GFCI protected receptacles found in Garage

(ELECTRICAL-31) Repair/Replace:

None of the Garage receptacles tested as GFCI protected (automatic door opener, some receptacles, etc). Current requirements call for ALL 120 volt 15 amp and 20 amp receptacles in the garage be GFCI protected. Upgrading to current standards is recommended for improved safety. Consult with electrical contractor when they are at the home for other reasons. 

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

GFCI Exterior and Miscellaneous

Exterior Receptacles: Exterior receptacles GFCI protected, No in-use covers in wet areas, GFCI protected at basement bathroom receptacle, Receptacle in wood shed GFCI protected, Receptacle for automatic gate GFCI protected and redundant with horse barn GFCI device, not all horse barn receptacles checked, Garden shed receptacles not GFCI protected

Unfinished Basement GFCI's: Basement receptacles tested as NOT GFCI protected--not required at time of construction but upgrading is recommended

Spa/Hot Tub GFCI's: Hot Tub/Spa NOT GFCI protected

In-Floor Electric Heat GFCI's: In-Floor electric heat NOT GFCI protected

(ELECTRICAL-32) Improvement:

The outside receptacles at the buildings do not have proper weather tight "in-use" type cover as currently required. As a safety upgrade I recommend that the cover be replaced by the licensed electrical contractor in the context of other electrical repairs at the home.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-33) Improvement:

The receptacles in the unfinished basement space were not GFCI protected. Modern requirements call for GFCI protection of ALL receptacles in basement spaces whether finished or not. I recommend evaluation/upgrading as deemed necessary by the licensed electrical contractor.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-34) Repair/Replace:

The hot tub/spa circuit was not GFCI protected. I recommend evaluation/repairs as deemed necessary by the licensed electrical contractor.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-35) Repair/Replace:

The in-floor heat did not appear to be GFCI protection as required. I recommend evaluation/repairs as deemed necessary by the licensed electrical contractor.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-36) Repair/Replace:

The receptacle inside the NW attached storage shed is not GFCI protected. I recommend evaluation/repairs by the licensed electrical contractor.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

GFCI's in bathrooms

BATHROOM GFCI's: All located Bathroom Receptacles tested as GFCI protected where required at time of construction, resets at basement bathroom

Carbon Monoxide Detection Systems

See Notes πŸ›‘: below about carbon monoxide detectors

(ELECTRICAL-39) Description:

At the time of inspection Carbon Monoxide alarm/detectors are not tested. I recommend that prior to move-in, that all Carbon Monoxide alarm/detectors be tested and have their batteries replaced. It is recommended that Carbon Monoxide detectors that are older than 10 years should be replaced by a licensed electrical contractor if they are hard-wired; and replaced by the building owner/handy-person if they are battery operated. These devices are currently required, according to Washington State Law to be maintained by the tenant/homeowner according to the manufacturer's recommendations/instructions and are required in all homes.

  • For optimum safety, Carbon Monoxide alarm/detectors are required in the immediate vicinity of bedrooms and on each floor level of the home and inside of any sleeping room if there is a gas appliance in the room. "Immediate vicinity" is not defined but most manufacturers recommend they be installed between 5 and 20 feet of sleeping rooms. Alarm/detectors must be maintained free of dust and debris which can interfere with operation. They should be installed per manufacturer's instructions . While it is primarily fuel burning appliances the produce carbon monoxide, CO is also produced from electric appliances like toasters and ranges (especially ovens on self clean cycle).
  • Please be aware that residential Carbon Monoxide detectors are cumulative and are designed to not sound with low levels of carbon monoxide. Some people are more susceptible than others to low levels of carbon monoxide and I consider it prudent to familiarize yourself with the symptoms/warning signs of Carbon Monoxide. Detectors that meet the UL-2034 requirements for detectors installed in residential construction are not allowed to sound at continuous CO levels up to 30 ppm, 70 ppm for 4 hours, 150 ppm for up to 50 minutes and 400 ppm for up to 15 minutes. CARBON MONOXIDE
  • A good low level, UL-2034, 10 year alarm is made by Defender.
  • Combination type alarms can be problematic even while meeting "legal requirements" for installation. Carbon Monoxide detectors in conjunction with Ionization type smoke detectors is problematic due to the poor ion technology (see links under smoke alarms previous to this section). The devices also can have different life spans. For best protection, combination type alarms should not be used, even though this is a standard recommendation of manufacturers. The International Association of Fire Fighters (IAFF) specifically recommends against installing combination alarms. Combination type alarms are required to be UL-217 and UL-2034 listed. 
  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

General comments: Now required prior to occupancy in all homes involved in a sale or transfer of property., None seen post 2011

(ELECTRICAL-37) Repair/Replace:

No Carbon monoxide alarm/detectors were observed outside the sleeping room areas. I recommend that homeowner/handy-person install a carbon monoxide alarm/detector according to the manufacturers specifications. These alarm/detectors are currently required in all homes. They are currently required on each floor level of the home and outside each sleeping area of the home. A plug-in type detector with digital readout is preferred. They are required to be maintained to the manufacturer's instructions by the tenant of the home

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

πŸ”₯ Smoke Alarm / Detection Systems

See notes πŸ›‘: Below about smoke alarms

(ELECTRICAL-40) Description:

At the time of inspection smoke alarms are not tested. I recommend that prior to move-in, that all smoke alarms be tested according to manufacturer's recommendations and that their batteries be replaced. It is recommended that smoke alarms that are older than 5-7 years should be replaced by a licensed electrical contractor if they are hard-wired; and replaced by the building owner/handy-person if they are battery operated.

  • For optimum safety, hard-wired smoke alarms with backup batteries are recommended. At least one smoke alarm should be installed on each floor of the building. Alarms must be maintained free of dust and debris which can interfere with operation.
  • Smoke alarm technology is evolving and current wisdom is going in the direction of recommending that only Photoelectric smoke alarms be installed in the building due to the nuisance tripping and other human factors involved with misuse and maintenance associated with Ionization type smoke alarms. It is not possible in the context of the building inspection to determine why types of alarms are installed in the building. You are encouraged to install and maintain any type of alarm in the building and you are encouraged to upgrade alarms to photoelectric type alarms. See the following link for a discussion of Ionization vs. Photoelectric Alarms: Photo-Electric Smoke Alarms and Silent Alarms; Deadly Differences.
  • After June 30, 2021 all smoke alarms will be required to meet the 9th (the 8th was never adopted) edition of UL 217. These alarms are designed to reduce issues with previous versions and will be more responsive to multiple kinds of fire scenarios as well as address nuisance tripping issues of previous versions.
  • In anticipation of the adoption of the 8th edition of UL 217, Kidde produced a dual sensor alarm that is purported to meet those standards, but given those standards were never adopted, they may or may not be an improvement over just stand alone photo-electric type alarms.
  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-40) Description:

SMOKE ALARM Maintenance

  • Clean regularly. Dust and debris will interfere with normal operation.
  • Replace batteries at least once a year---or better yet install 10yr type batteries.
  • Schedule regular maintenance and tests. The Consumer Products Safety Commission recommends checking these alarms every Spring & Fall time change. Tests should be performed according to manufacturer's instructions.
  • It is not usually possible in the context of a building inspection to determine whether smoke alarms are Ionization type or photoelectric type.
  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

Hard Wire Type Smoke Alarm Locations: Present at second floor level, Smoke Alarms Missing/Not Present, Past expected life

General Comments: Smoke alarms missing everywhere

(ELECTRICAL-38) Repair/Replace:

No smoke alarms were noted at basement level, at main floor level, at basement bedrooms, at main floor bedrooms, at the loft bedrooms, inside basement bedrooms, inside main floor bedrooms, inside the loft bedroom. I recommend installation of photo-electric smoke alarms at all required locations per current standards and per manufacturer instructions prior to occupancy.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-39) Repair/Replace:

The smoke alarms are likely past their expected life at the loft area. I recommend replacement of all of the alarms unless it can be shown they are less than 10 years old. If the alarms are more than 10 years old they should all be replaced by a qualified party throughout the home with photo-electric type alarms.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

Door Bell

Front Door Bell: Function (Not tested--verify function)

Transformer location: None found, may be wireless type

Inspection Limitations / Exclusions related to electrical

Electrical System Limitations/Exclusions: Miscellaneous information, Present

(ELECTRICAL-43) Description:
  • Low voltage wiring systems, including timers and sensors, are not part of this inspection.
  • Security and alarm systems are not within the scope of this inspection.
  • Evaluation of auxiliary, low voltage, electric or electronic equipment (e.g., TV, doorbell, computer, cable, lightning protection, surge protection, low voltage lighting, intercoms, site lighting, etc.,) is not performed as part of a standard building inspection.
  • Unless otherwise noted no determination is made as to whether any electrical component has the proper UL Listing. Permanently installed light fixtures made in other countries sometimes do not have the proper UL Listing indicated on them.
  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(ELECTRICAL-43) Description:

The following conditions limited inspection of the electrical system:

  • No access to roof structures--finished
  • Limited access to any possible above ceiling spaces
  • Furnishings / Storage prevented access to most receptacle outlets
  • Furnishings / Storage/Staging prevented access to most receptacle outlets
  • Furnishings / Storage prevented access to some receptacle outlets in garage and other detached structures


  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

🚿PLUMBING

Public Utility Water Supply

Underground Storage Tanks: Presence of tank(s) not determined

(PLUMBING5-1) Description:

It is not always possible to determine if any kind of underground storage tank is present on the site. If a tank is present and has been abandoned, many local ordinances often require that the tank be decommissioned or removed. Each jurisdiction has its own rules regarding decommissioning and they should be consulted regarding specific requirements.

  • πŸ” Due Diligence

Private Well: If a private water system exists, independent evaluation by a specialist is recommended., Well pump location, Water Pressure, Water pressure on a well will range between 40 PSI and 60 PSI.

Main Water Shut-off: in basement utility room

Water Pressure: Normal

(PLUMBING5-2) Description:

Please note that the water pressure to the home can vary considerably depending on supply controls of the system. If at the time of inspection the water pressure is close to the low end of the scale (40psi) or toward the high end of the scale (70psi), fluctuations above and below these parameters can adversely affect flow and pipe connections.

  • πŸ” Due Diligence

Main Water Line and Protection: Main Water Line (Not visible--type and size of pipe not determined)

Enters Home/Building at : Basement, furnace room

Diameter of pipe : Size not determined

(PLUMBING5-1) Due Diligence:

A well is a specialized and complex system, mechanically and biologically, that is beyond the scope of a standard home inspection. Furthermore, many components of the system, mechanically and biologically are not visible due to the design of the system or without laboratory testing. Comments in the report are designed to be helpful in nature and should not be construed as replacing the need for well-testing and an inspection by a professional well service company. 

  • The flow rate, in gallons per minute, (GPM) can be determined but it is difficult to estimate the capacity of a well. There are costly tests for this, such as calculating the capacity by a "well draw-down". This test is often considered extreme as it can waste water and stress the well and the home's septic system. Therefore, it is common and logical to instead look at the past performance history of the well, the neighborhood's nearby private water supplies, etc. 
  • I recommend client ask seller, neighbors, real estate professionals, those who have worked on or serviced the well and have knowledge of it, pertinent questions about the well's past performance, seasonal variations in water supply, bacterial issues/ health concerns, pump/system maintenance, etc.
  • I recommend, if not already done, having the well water tested and evaluated for bacteria, arsenic or certain metals by a qualified water testing lab. I also encourage you to consider having a separate well and well equipment inspection by a specialized well service contractor.
  • It should be noted that the well was visually inspected for a few common problems (not operating, visible leaks, rust on the housing or fittings, air in water supply, improper or unsafe wiring, pressure gauge functioning). 
  • Well water testing is not part of the home inspection but is encouraged. Inspection of pump and other components related to wells would be best construed as "superficial" with the primary focus being on function and leaks. If you have questions related to the well and its components I recommend contacting a well installation company to answer your questions and explain your system to you. Care must be taken to keep all components above ground from freezing.  
  • πŸ”§ Maintenance πŸ” Due Diligence

πŸ’§Water Supply Piping Inside the Building

Water Supply Piping in the Building: Most of piping not visible

Copper Pipe: Piping in the house/building, Possibility of pipes with Leaded Solder, I can have the water tested for an additional fee if desired.

(PLUMBING5-2) Description:

The information immediately below regarding copper piping can be ignored if it can be determined that the piping was replaced after 1986 (typically).


Into the late 1980's copper pipe connections were soldered with solder containing some lead. Most water supplies are not considered corrosive enough (either too acidic or too alkaline) to release the lead into the water so as to pose a health risk. Only testing of the water by an EPA certified lab can determine the presence of lead.


Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained lead. Evaluating for the presence of lead in this structure is not included in this inspection. The client (s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply, including:

  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Replace plumbing pipes

Additional information can be found at: http://www.epa.gov/safewater/lead/index.html

I can have the water tested for an additional fee if desired.

  • πŸ›‘ Safety πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Hot/Cold Water Pipe Insulation: Basement Space (Some not insulated)

Water Filter: Water filters are not inspected except as relates to actual leaking and/or electrical bonding/grounding issues, Present, Whole house type (Location, Water shut-off missing, Water shut-offs present both side of filter), furnace room

(PLUMBING5-3) Description:

Water filters are not inspected. These filters can be more effective than the filters you put onto your sink tap or a filtered water pitcher.

  • Non-filtered water may contain a variety of contaminants, such as lead, chlorine, rust and sediment. Refrigerator filters help remove these materials so you are not consuming them in your water.

To ensure that your filter is safe and working effectively, it is important to change it regularly. If a filter gets too clogged with contaminant particles, it will not be an efficient filter, and can let contaminants through into your drinking. There are lots of contaminates these filters cannot remove.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Well Pumps: Not inspected, All plumbing related to the Well is deferred to others and was not inspected in relation to this Home Inspection

(PLUMBING5-2) Efficiency & IAQ:

Some of the hot water supply piping in the basement is not properly insulated. I recommend a qualified person install insulation for energy conservation.

  • πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence
(PLUMBING5-3) Repair/Replace:

The water filters are not typically inspected as part of a home inspection except for evidence of past/ongoing leaking. This unit has no water shut-offs present on both sides of the filter that are recommended for servicing of the unit. I recommend repairs by a licensed plumber in the context of other plumbing work done at the home.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Outside Faucets

Informational notes: General Information related to outside faucets after September 1st, Some properties may have faucets that were not located

(PLUMBING5-4) Description:

The outside faucets listed below may not include all the faucets present on the property. Evaluation of other faucets located should be further evaluated in the context of other plumbing work done at the building. Hoses (when removed for testing) are not re-installed after testing if it is after September 1st. Outside faucets are typically tested as to basic function (turn off and on) and tested under back pressure with a pressure gauge. Above Information not repeated in relation to other outside faucets.

  • πŸ” Due Diligence

Frost Free/Anti-Siphon Outside Faucet at garage NW corner

Frost Free/Anti-Siphon Faucet: Valve not tested for function (No water at valve), Anti-siphon device (Integral type present)

(PLUMBING5-4) Recommended Maintenance:

The outside faucet at the garage, was not tested for function for the following reasons as there was no water at the valve---perhaps consistent with being winterized. Discuss with seller to your satisfaction. At the east side of the home there is a in-ground box filled with Styrofoam that may be the water shut-off to drain the valve at the garage, or it may be something else entirely. I recommend discussing this with the seller.

  • πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Frost Free Outside Faucet

Frost Free Faucet: Frost-free component of this faucet not confirmed--but suspected, Turned on, under back-pressure, without leaking, Valve stem drained when test gauge removed (indicative of proper slope and that the valve is frost-free type), Anti-siphon device can be added, Leaking

(PLUMBING5-5) Improvement:

Adding anti-siphon devices to the frost free faucets is recommended. These devices are readily available at Lowes/Home Depot and can be installed by homeowner/handyperson. Small amounts of water can remain in the anti-siphon device that can freeze in winter and cause damage to the device. Inside the device, where the water comes out, there is a lever that needs to be moved to drain this small amount of water. This will help protect the device from freeze damage. Upgrading to faucets that have integral anti-siphon devices is recommended to avoid this issue.

  • πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Remote Hydrant Outside Faucets

Remote Hydrant Faucet: at horse barn, Valve not tested for function

(PLUMBING5-6) Recommended Maintenance:

The outside hydrant at the horse barn, was not tested for function. I recommend proper function be determined and any repairs necessary for proper function should be done by a licensed plumber or other qualified party.

  • πŸ”§ Maintenance πŸ” Due Diligence

Waste Pipe and Discharge

Private Septic System: Present, Main stack clean-out NOT located, Tank location (Not located), Drain field location (Not located), Garbage Disposer present

Drain / Waste / Vent Piping (DWV): Most of drainage piping not visible

(PLUMBING5-10) Description:

I test plumbing fixtures throughout the home by operating stoppers or flushing mechanisms and observe the flow of water out of the fixture after it is filled. I make no determination as to whether drainage is, or will be, sufficient. This approach is true of all points of water use throughout the home and will not be repeated elsewhere except as pertains to any issues with those sinks, tubs, showers toilets etc. Floor drains are typically not tested, and verification of their function is advised.

  • πŸ” Due Diligence

ABS Drain Pipes: Sometimes plastic drain pipes that run through walls from upper levels can be very noisy, majority of piping appears to be ABS

Traps: .

(PLUMBING-1) Description:

Modern standards require installation of a P-trap at sinks and most drain locations. The sink drains vertically into the trap and water is maintained in the trap to the weir. As water rises above the weir it run down the drain within a specified length based on the size of the drain. At all times the weir must be able to "see" the vent--typically hidden in the wall. Without a proper vent, the trap can siphon. Gurgling sounds while draining or siphoning while draining can be an indication of problems with the vent including its not being present. When venting is found to be missing/insufficient the addition of an Air Admittance Valve is typically an easy solution. No such issues were noted at the time of inspection.

  • πŸ”§ Maintenance πŸ” Due Diligence

Vent Piping: Most of the vent piping not visible

ABS Vent Pipes: Run through the roof

Vent Pipe Flashings: No defects noted, Rubber/Gasket type flashings

(PLUMBING5-10) Description:

These rubber gasket type pipe flashings are prone to leaking. It is not always possible to tell from a visual inspection if these seals around the pipe are effective. I recommend that if leaking occurs or when the home is re-roofed that these flashings be replaced with lead type flashings that protect the roof and fold inside the pipe at the top

  • πŸ”§ Maintenance 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Floor Drains: Drains present, Location at (Drain plugged/covered), furnace room

(PLUMBING5-10) Description:

Assurances are warranted that floor drains are functional. I do not test them but I do recommend that they be tested for function by homeowner/handyperson running a hose in them for a prolonged time or having them professionally scoped by a qualified plumber. The traps in these drains sometimes dry-out allowing sewer gases and vermin into the home. As a part of routine maintenance I recommend making sure drain trap has water in it and is properly covered.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
(PLUMBING5-7) Due Diligence:

Septic systems are not inspected as part of the Standard Home Inspection. I recommend verifying that the tank has been pumped recently and that function of all components be determined and explained to you by a qualified septic system company. This should include location of the tank and related drain field and verification of proper function/installation of all electrical controls/etc.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor
(PLUMBING5-8) Due Diligence:

The main plumbing drain clean-out was not located at the time of inspection. One may be hidden or covered over or simply not present. Sometimes removing the toilet is necessary for drain cleaning or scoping of the drain. All plumbing systems should have a proper clean-out and in the context of other plumbing repairs, I recommend one be installed by a licensed plumber. Asking the seller if they know where it is located is also recommended.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor
(PLUMBING5-9) Repair/Replace:

The floor drain was plugged at the time of inspection for unknown reasons. When the drain is covered it cannot collect and drain water properly. I recommend proper clearances be maintained around the drain to reduce the likelihood of flooding in the area.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Gas Piping at Property

Gas Piping: No gas to property

Electric Water Heater

Electric Tank Type Water Heater: Tank Type Water Heater Warning, Size of Tank may be undersized for potential demand based on number of fixtures &/or persons., Accessibility (Accessible), General information about the replacement of tank-type water heaters:

(PLUMBING5-11) Description:

Under certain conditions, hydrogen gas may be produced in a hot water system that has not been used for two weeks or more. HYDROGEN GAS IS EXPLOSIVE. If the hot water system has not been used for two weeks or more, turn on all hot water faucets and let the water flow from each for several minutes. This will release any accumulated hydrogen gas. As the gas is flammable, do not smoke or use an open flame during this time. It is a good idea to keep this in mind when getting home from vacation /traveling. Leaking water heaters can be costly, causing extensive property damage. Installation of a WAGS (Water and Gas Shut-off) Valve can minimize damage. These valves can be installed on any kind of water heater and require a pan under the heater and can even be used on water heaters that have pans with drains.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
(PLUMBING5-11) Description:

Since April 16 of 2015, when new energy efficiency requirements went into effect, the replacement of water heaters has become more complicated. This is mostly a concern when the old heater is gas but even electric heaters will be different. Tanks under 55 gallons will only see moderate changes with little effect on installation. Typically the tanks will be slightly larger in diameter and height to account for the additional insulation (1-2 inches for most manufacturers). If the tank is gas, it may become necessary to provide electricity to the heater location because pilot lights are no longer allowed by the new regulations. Tanks over 55 gallons could create bigger concerns because standard gas and electric options for these larger sizes may not be available, requiring a change to Heat Pump, On-demand or Condensing types of units. Sometimes installation of multiple smaller units may make sense. Regardless, it will no longer be possible to change "like for like."

  • 🌲 Efficiency / IAQ πŸ” Due Diligence

Manufacturer: Bradford White

Data Plate: .

(PLUMBING5-11) Description:

.

Manufacture Date: 1981, likely but should be verified

Years old: 39

Size, number of gallons for tanks under 55 gallons: 50

Electrical Connection to Water Heater: Supply wiring to heater in flexible conduit

Electrical Disconnect Location: Lockout device on breaker (NOT present), Disconnect Location (At Service Panel), timer is present at water heater

(PLUMBING5-11) Description:

A "lock-out" device on the circuit breaker for the Water Heater is to ensure the safety of service personnel working on the Water Heater, and is required/recommended when the Water Heater is not within sight of the electric panel or when there is not a means of disconnect at the heater.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Heating Elements (240 Volts): Heater Top Element Amperage (Amperage NOT tested), Heater Bottom Element Amperage (Amperage NOT tested)

TPRV and PRV❗: TPRV General Information

(PLUMBING5-11) Description:

A temperature and pressure relief valve (TPRV) is required on all water heaters to discharge any excessive pressure within the tank. A discharge pipe should be attached to the valve and directed to a safe location away from body contact. Newer installations must be directed to the building exterior or to an approved indoor drain receptor. Most manufacturers suggest that homeowners test these valve at least once a year by lifting the lever to ensure the valve discharges properly. The picture to the right shows a typical TPRV. They may also be found on the side of the heater on some models. I do not test these valves due to the possibility that they may leak after testing. A leaking or inoperative TPRV should be replaced immediately by a licensed plumber.

Due to inconsistencies between both UPC and IPC Plumbing codes, and water heater manufacturer's instructions, and TPRV manufacturer instructions, it is not actually possible to install the drain from the Water Heater TPRV "properly." There are conflicts with distance of termination to the floor/ground, types of pipes approved, and diameters of pipes approved. Additional confusion is added when jurisdictional inspectors approve installations/materials specifically not allowed by both codes and manufacturers. My recommendations will vary depending on the installation and will be included in the applicable narratives below.

Most codes defer to manufacturer instructions and I favor those recommendations. The yellow tag on the valve states clearly the termination should be 6" above the floor which is more consistent with the UPC code requirements.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence

TPRV (Temperature/Pressure Relief Valve): Testing TPRV's, TPRV located at required location, Drains to floor (No floor drain), Drain pipe missing

(PLUMBING5-11) Description:

A temperature and pressure relief (TPR) valve is required on all water heaters to discharge any excessive pressure within the tank. A discharge pipe should be attached to the TPR valve and directed to a safe location away from body contact. Newer installations must be directed to the building exterior or to an approved indoor drain receptor. Most manufacturers suggest that homeowners test the TPR valve at least once a year by lifting the lever to ensure the valve discharges properly. The picture to the right shows a typical TPR Valve. I do not test these valves due to the possibility that they may leak after testing. A leaking or inoperative TPR Valve should be replaced immediately by a licensed plumber.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence
(PLUMBING5-11) Description:

Due to inconsistencies between both UPC and IPC Plumbing codes, and water heater manufacturer's instructions, and TPR (Temperature Pressure Relief) valve manufacturer instructions, it is not actually possible to install the drain from the Water Heater TPRV "properly." There are conflicts with distance of termination to the floor/ground, types of pipes approved, and diameters of pipes approved. Additional confusion is added when jurisdictional inspectors approve installations/materials specifically not allowed by both codes and manufacturers. My recommendations will vary depending on the installation and will be included in the applicable narratives below.

  • πŸ›‘ Safety πŸ” Due Diligence

Water Temperature: Tested first at (Kitchen sink), Tested later at (Bathroom sink), measured under 120Β° F

Tempering Valve: Tempering Valve for whole house NOT Present but recommended.

Water Shut-offs: Cold water shut-off present

Overflow Pan: Pans are currently required when water from the heater can cause damage to finish materials, NO Overflow Pan/Drain, but recommended/necessary

Drain Valve: Present

Leaks: Evidence of past leaks

Insulation Blankets: Present

(PLUMBING5-13) Description:

Adding insulation to a tank type water heater is a complicated topic with both easy and complicated answers. Generally speaking, it is not cost effective to add readily available insulation kits to water heaters constructed after 2005. This is especially true of gas water heaters where much of the loss is up the chimney/vent. Modern tank type gas water heaters with automatic flue dampers bring them closer to electric water heaters in efficiency in that respect. Insulating tanks is further complicated by regulations against covering warning labels and access panels. If all of this can be achieved, electric tank type water heaters can benefit tremendously from "super-insulating" the tank but, finding someone qualified to do this is difficult. In the end, leaving the newer tanks as they are is considered best practice.

  • 🌲 Efficiency / IAQ πŸ“ Informational note

Foam Pad: Tank sits on foam pad

Seismic Strapping: missing

(PLUMBING5-10) Repair/Replace:

There is currently no drain on the water heater TPRV (Temperature Pressure Relief Valve) as currently required. The drain should terminate at the exterior of the building at a location that can be monitored and it should terminate between 24" and 6" of the ground. I recommend evaluation/repairs by a licensed plumber or other qualified party.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence
(PLUMBING5-11) Repair/Replace:

There is currently no seismic strapping on the water heater as is required or for the holding tank at the entry to the room. I recommend that seismic strapping be installed per manufacturer's instructions by homeowner/handy-person or other qualified party. These strapping kits are readily available at Lowes/Home Depot type home maintenance stores. Strapping is required to be at both the top and bottom of the tank in the top and bottom third of the tank with either blocking or no space between the tank and wall.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

Water Temperature Control

Protection From Bacteria and Scalding: General Information regarding Storage Tank Water Heating Systems, Thermostatic mixing valve (It was not verified as to whether any of the shower/tub valves are thermostatically controlled as required)

(PLUMBING5-14) Description:

Having plenty of hot water is not just a convenience, it is considered a necessity in modern homes. However, there are competing concerns related to having plenty of hot water. On the one hand we want to prevent scalding. On the other hand it is a good idea to keep water hot enough to prevent water-borne bacteria from flourishing. It is actually quite complicated to accomplish both goals with storage-tank type water heaters.

  • This is further complicated by Washington State Home Inspector Standards of practice that require us to report when the tested water temperature is above 120 degrees Fahrenheit (including a statement that the generally accepted safe temperature is 120 degrees Fahrenheit). Another complication is that some dishwashers do not have integral water heaters and prefer much hotter water coming to it from the primary water heater.
  • This information however only address one of the safety concerns--and can actually make the other concern worse. Temperature below 120 degrees Fahrenheit is considered ideal for the growth of harmful bacteria inside the tank--such as Legionella. Keeping the tank temperature between 135 and 140 degrees Fahrenheit can greatly reduce the risk of growing bacteria in the tank but is not a guarantee. For example, Legionella Bacteria can survive extreme hot water and chemical treatment by forming a parasitic relationship with amoebae that are not affected by these treatments. While rare, it is still considered prudent, given the current state of knowledge, to maintain the tank water temperature between 135 and 140 degrees Fahrenheit to at least provide some degree of protection.
  • While "generally-healthy-people" are fairly resistant to infection, some patient populations (organ transplants, diabetes, cancers, kidney disease etc), immunocompromised persons, heavy smokers, heavy drinkers, the elderly and infants can be expected to have higher death rates or incidence of more severe illness if the bacteria is present in sufficient numbers. Some authorities assert that an increase in incidence can be expected with an increased focus on conserving energy (lowering the thermostat on the water heater). The science around all of this is ongoing and new information should be anticipated.

But what about scalding?

Preventing scalding requires a multifaceted approach.

  1. We must resort to good sense: β€’ Never leave a child or the infirm alone while drawing water in a bathtub, and check the water temperature before putting your child or the infirm in the tub. β€’ Test the water temperature before bathing or showering. β€’ Turn the cold water on first, then add hot water until the temperature is comfortable. β€’ Teach children to turn the cold water on first, and the hot water off first.
  2. Provide a mechanical means (Thermostatic mixing valve) of lowering the temperature to below 120 degrees Fahrenheit at either the points of use or at the water heater itself to protect the whole house. Because these devices can fail, we must always keep #1 in mind.

For additional information on this issue please check out the links below:

Thermostatic mixing valves:

Thermostatic mixing valves located at the water heater are designed to reduce hot water temperatures in the tank to levels considered safe at points of use (sinks tubs etc). They can be adjusted and should be periodically checked to verify function. These valves are desirable so that tank temperatures can be maintained high enough to limit bacteria growth inside the water heater while at the same time providing water a safe temperatures where desired.

  • πŸ›‘ Safety πŸ” Due Diligence
(PLUMBING5-12) Improvement:

I did not verify if any of the tub/shower or bathroom fixtures were temperature controlled. I recommend verification of temperature control and if it is found to not be, I recommend for improved safety proper temperature control be installed. This can be most easily accomplished by installation of a thermostatic mixing valve at the water heater. Consult with licensed plumber as to recommendations and costs. Water temperature tested at under 120Β° F.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence



Hot Tub/Spa

General Tub Information: Not inspected, Covered, Package unit, Empty, circuit breaker disconnect was turned off at time of inspection

(PLUMBING5-13) Due Diligence:

Hot Tubs are not inspected as part of this inspection beyond some electrical safety requirements and structural supports. The unit may warrant additional inspection prior to use.

  • πŸ›‘ Safety πŸ”§ Maintenance

Yard Irrigation Systems

The System location: None Present

πŸ”₯ Fire Suppression System

The System location: None Present

Inspection Limitations / Exclusions Related to Plumbing

Plumbing Limitations and Exclusions: Present

(PLUMBING5-16) Description:

The following limitations and exclusions related to the plumbing of the home were noted:

  • Well components not inspected---Deferred to others
  • Septic System components not inspected---Deferred to others
  • Main drain clean-out not located
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Water Supply Limitations and Exclusions: Present

(PLUMBING5-16) Description:

The following limitations and exclusions related to the plumbing of the home were noted:

  • Type of water supply pipes in walls not determined
  • Piping insulated--condition and type not visible in some areas
  • The adequacy of the domestic hot water supply or temperatures was not determined.
  • Type of pipe running from the house to the well not determined
  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

πŸ”₯HEATING / ❄️COOLING

Electric / Geo-thermal unit

Electric Package Unit Location: Information

(HEATINGCOOLING1-1) Description:

The life expectancy of a Electric Package Units is approximately 15 to 20 years. This figure can vary widely depending on many factors. Newer furnaces (less than 5 years old) should be serviced at no less than two year intervals, while furnaces that are 5 years old or older should be serviced annually.

  • MAINTENANCE / SERVICE – Regular heating / cooling system maintenance is important. Due to the numerous causes of any system malfunction, assessment by a qualified cooling serviceman is advisable. Periodic refrigerant recharging may be needed; such conditions may not be predictable. Condensate back up or leakage can lead to Mold or what looks like mold.
  • The outdoor unit base should be maintained in a reasonably level position. The coils will require periodic cleaning; clearance from vegetation/obstructions should also be provided.
  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

Data Plate: πŸ“Έ

(HEATINGCOOLING1-1) Description:

.

Manufacturer: Waterfurnace International Inc

Manufacture Date: Age of manufacture NOT determined

Basic Function/Elements: Unit did not operate normally, using thermostat controls, Unit operation (elements/relays NON-functional as indicated by low temperatures at registers), Heat pump mode delivered heat to registers---sufficiency not determined

Unit Conditions: Accessible

Filter at: Plenum on the side of the furnace, Conditions of filter (Filter is clean)

(HEATINGCOOLING1-3) Description:

.

AC/HP Component/Condition: AC/HP Component, Condensate Pan (Pan present), drain termination not determined

Data Plate Information: R22 Refrigerant

(HEATINGCOOLING1-1) Description:

The air conditioning/heat pump system currently uses R-22 type of refrigerant. If your air conditioning fails it might be subject to the following. On January 1, 2010, the Environmental Protection Agency placed into effect a ban on the manufacture of new HVAC systems using R-22 refrigerant. General phase out of R-22 refrigerant is currently estimated to be complete by the year 2020, at which time chemical manufacturers will no longer be able to produce R-22 to service existing air conditioners and heat pumps. Existing units using R-22 can continue to be serviced with R-22 but it is expected to gradually become expensive and difficult to obtain. New, high-energy efficient systems, will utilize new non-ozone-depleting refrigerants such as 410-A. Unfortunately, 410-A cannot be utilized in some older systems which previously used R-22 without making some substantial and costly changes to system components.

Do to a loophole in current regulations designed to promote the change from R-22 refrigerant to 410-A refrigerant, some manufacturers were allowed to manufacturer units after 2010 that were delivered with no refrigerant in it but that was designed for R-22 refrigerant to be installed in the field. Be advised that maintenance of this unit could be extremely expensive due to the growing scarcity of R-22 refrigerant and replacement of the unit may become necessary prior to the end of its expected life. Informational about phase-out from the EPA

  • πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

RLA (rated load amperage): 17.6 amps

FLA (fan load amperage): 27.4

Minimum Circuit Ampacity (RLA + FLA): 45 amps

Model # Related to Tonnage: 045

BTU's = (Model # Related to Tonnage / 12 x 12000): 45,000

Tons = (Model Number Related to Tonnage / 12): 3-3/4

Minimum Circuit Ampacity: 31.8

Maximum Fuse Size: 50 amps

Maximum Breaker Size: 45 amps

Electrical Disconnect: Disconnect at (Unit)

Thermostats: Thermostat "level"

(HEATINGCOOLING1-1) Repair/Replace:

The heating/cooling system was only partially inspected and I recommend you obtain all pertinent information about the system from the seller. This should include operating and maintenance instructions. The electric resistance back-up part of the system did not operate with the thermostat at the time of inspection and likely needs repairs. The heat pump side seemed to function normally but I did not determine if it got to a high enough temperature at the registers to functionally heat the home. Registers measured below 85Β° F which typically would not be enough but it was not operated very long. Discuss with the seller to your satisfaction.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🌲 Efficiency / IAQ πŸ” Due Diligence
(HEATINGCOOLING1-2) Repair/Replace:

The furnace compartment has a corner that seems to have been cut off to make taking it apart possible. I recommend this small piece be more adequately attached to better seal the compartment. I recommend repairs by the licensed HVAC contractor perhaps in the context of the next servicing.

  • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Heating and Cooling Distribution

Distribution: Heat noted at all registers during operation of unit

(HEATINGCOOLING1-1) Description:

Temperatures at supply registers are taken with infrared camera but it must be noted the instrument measures grille surface temperature and not the air temperature. Different register materials and textures will show different temperatures than the actual air temperature (Thermometers would be more accurate but take considerable time to take). The infrared temperatures should therefor only be seen as a rough guestimate of temperatures. It is the "relative" difference in temperatures that is of interest to the inspector to determine some level of consistent function of the system at the time of inspection and to find registers that are not delivering heat consistent with other locations.

Basically the only thing a home inspector can verify is that warn air flowed from the supply registers.

Adequacy can be affected by many factors including seasonal extremes and personal methods of use of the system.

  • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Heating/Cooling Overview: Heating & Cooling units

(HEATINGCOOLING1-1) Description:

The inspection of a ducted heating system is primarily focused on whether heated air and cooled air is being delivered to the various locations throughout the home. Register temperatures will be taken by infrared camera to find significant differences in temperatures delivered but it must be kept in mind these measurements are "relative" and not exact due to the way infrared sees surface temperature. Temperatures will be skewed by the type of register surface, the distance from the surface as well as velocity of air at the register. While measuring air temperature with a thermometer would be a more accurate way to test the temperature, this takes considerably more time and would not typically result in significant improvement of the information designed to verify heat or cool is being delivered to the locations. This also does not provide any indication as to how the system will function when it is really cold or hot out, unless it happened to be cold or hot at the time of inspection. It also cannot therefor determine whether the system is too small or too big. All of these questions are best directed to a licensed HVAC contractor in the context of your due diligence. There is additional information in the Air Conditioner section below.

  • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Baseboard/Floor/Ceiling Electric Heat: Floor

Ductwork: Ductwork Information, Ductwork concealed--mostly not visible

(HEATINGCOOLING1-1) Description:

Ductwork Interiors: It is typically not possible to evaluate the interior of ductwork as to condition or the presence of detrimental materials or other conditions. Hidden conditions can include evidence of rodent and/or other vermin activity, dust/debris, water, vegetation, tobacco smoke etc. Is Duct Cleaning Really Necessary? Modern standards call for ductwork in unconditioned spaces to be insulated and all connections sealed with mastic or approved tapes. Sections are required to be properly mechanically fastened (typically with screws, but some are self locking type). Ducts are also required to meet air leakage test requirements. Much of this cannot be determined in the course of a home inspection. Sealing ductwork is one of the most cost effective energy improvements one can do to a home.

  • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Duct Cleaning: Is duct cleaning necessary?

(HEATINGCOOLING1-1) Description:

Heating ducts can accumulate dust over time. Under most conditions, where filters are properly maintained, cleaning of ductwork is discouraged. Properly cleaning ductwork is more complicated than merely hiring a duct cleaning contractor and having the ducts "cleaned." Standard cleaning protocols can result in introducing more dirt particles into the indoor environment than would occur had the ducts been left alone. There is significant evidence to support the idea that the dust inside ductwork actually acts as a filter itself to promote clean air in the home. Obviously if the ductwork becomes contaminated with toxic chemicals, or have been flooded etc will need to be cleaned and/or possibly be replaced. Ductwork must be adequately protected from dust during remodeling activities and if this is not done the ductwork will likely require cleaning and/or replacement. For more information on the pros and cons of duct cleaning please see: Is Duct Cleaning Really Necessary?

  • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Air Changes

Air Change System: None Present

(HEATINGCOOLING1-1) Description:

Whole-house air exchangers for cool climates helps reduce excess moisture problems -- like condensation on windows -- that contribute to Mold/Fungal Growth. This is especially true of HRV's that also filter the air as well. It’s the same principle as using your bathroom exhaust fan to remove moisture created by running the shower. For more information see the following link: Home Ventilation

  • βž• Upgrade 🌲 Efficiency / IAQ πŸ“ Informational note

Inspection Limitations / Exclusions Related to Heating/Cooling

Heating/Cooling Limitations and Exclusions: Present

(HEATINGCOOLING1-1) Description:

The following limitations and exclusions related to heating and cooling were noted:

  • Heating Registers concealed by storage/belongings/furniture
  • Determination of heating or cooling system adequacy is beyond the scope of this inspection.
  • Thermostats are not checked for accuracy or timed functions.
  • Determining the presence of asbestos is beyond the scope of the inspection
  • πŸ” Due Diligence

Cooling System not Tested due to: Indoor component of Air Conditioner not inspected, Ambient air temperature being too low at <50 degrees Fahrenheit

WINDOWS

Windows

Safety Glazing in the Home: What about Safety Glass?

(WINDOWS5-1) Description:

While determining the presence of "Safety Glazing" in the home is beyond the Standards of Practice, I endeavor to identify safety glazing when possible to improve safety. In this report Safety Glazing is generically used to refer to any of the types of safety glazing including "Laminated Safety Glass", "Tempered Safety Glass", "Wire Safety Glass", "Plastic Safety Films" etc. The requirements for safety glazing in homes has changed over the years and varies from jurisdiction to jurisdiction. Questions of the appropriateness or lack of safety glazing in this home should be addressed to the local building department.

  • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence

General Window Information: Double Pane Info, All windows

(WINDOWS5-1) Description:

Problems with double pane windows are common: sash issues, condensation issues, broken hinge mechanisms, broken/missing latches, corrosion, broken thermal seals, defective thermal coatings, failed paint, failed glazing etc.

  • πŸ” Due Diligence
(WINDOWS5-1) Description:

While I attempt to identify as many defects with windows as possible, not all windows are tested and/or may be obstructed from view (screens, blinds, vegetation etc). This can mean that some issues may go undetected. Typically most issues with the individual windows would not typically be considered "deal breakers" in terms of the purchase of a home/building, and therefore the focus of the inspection is generally on more substantive issues. In addition, windows are typically left the way they are found. If locked they are re-locked, of not locked they are left unlocked, as the reasons for them being either locked or unlocked typically cannot be determined by the inspector. Obviously unlocked windows can represent a security/safety issue and this report will typically indicate when there are unlocked windows in the home.

  • πŸ” Due Diligence

Styles of windows: Casement, Fixed (picture), Slider

Exterior Window Sills: Conditions of exterior window sills listed here but recommendations are in Exteriors section of this report, Painted wood

Interior Window Sills: Natural finish wood

Safety Glazing: Not determined, at all locations

Wood Double Pane: Double pane glass, Conditions (some windows have broken thermal seals, condensation noted on interior glass surface at time of inspection, some windows don't slide properly noted at), Screen conditions (missing Screens noted)

Window Coverings/Blinds: Blinds not operated

(WINDOWS5-3) Description:

Window coverings and blinds are not inspected for function at the time of inspection except in the process of testing windows for function. I recommend that you test these blinds as desired.

Draw strings and slatted type coverings can be a strangulation hazard for small children. I recommend considering some of the newer types of blinds that are less dangerous to small children. For more information regarding the safety hazards of blinds, see the Consumer Product Safety Commission website at: Window Blind Safety Information

1. Move all cribs, beds, furniture and toys away from windows and window cords, preferably to another wall.

2. Keep all window cords out of the reach of children. Make sure that tasseled pull cords are short, and that continuous-loop cords are permanently anchored to the floor or wall.

3. To prevent inner-cord hazards, lock cords into position when lowering horizontal coverings or shades.

4. Repair window coverings, corded shades and draperies manufactured before 2001 with retrofit cord-repair devices, or replace them with today's safer products.

5. Consider installing cordless window coverings in children's bedrooms and play areas.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(WINDOWS5-1) Efficiency & IAQ:

Many of the windows have broken thermal seals, all around the home. I recommend replacement by a qualified window installation/repair company as desired. Failed seals can be either cosmetic or more serious depending on how badly they have failed. If a double glazed window appears to be fogged, or there is moisture between the panes, it is an indication that the vacuum seal has failed. Sometimes this failed glazing is observable only under the right atmospheric conditions (as when sun hits the window). Screens, curtains, and blinds can hide these defects. Conditions such as temperature, humidity and lighting can limit my ability to tell if windows have broke seals. Failed seals are often merely a cosmetic concern, as it does not significantly reduce the insulation value of the window. A simple seal failure can reduce efficiency by as much as 10% or the failure might result in the space between the panes accumulating water. This can lead to rusting and fogging such that seeing through the glass becomes difficult. Other windows with failed seals should be anticipated.

  • πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

Limitations/Exclusions Related to Windows

Window Limitations/Exclusions: Restrictions (Furnishing/Storage limited inspection, Screens can limit inspection of windows from exterior, Blinds can limit inspection of windows from interior), Furnished

πŸšͺEXTERIOR DOORS

Front Entryway Door

Home Security: How secure are your doors?

(EXTERIORDOORS-1) Description:

The "Security" of any home is never absolute. At the time of inspection I assess the "basic functionality" of door and window locking mechanisms. No assessment of the individual or overall effectiveness of security is implied. Glass, frames, locks and other elements can be prone to "tampering" and are "limiting factors" of locking mechanisms/systems. All security devices and systems must be balanced against the ease of escape in the event of emergency. Concerns about the home's overall security system should be addressed by a licensed home security company. This information will not be repeated for other exterior doors but does apply to them as well.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

General Door Information: Door is primary egress door 36" by 6'-8" minimum

Door Construction: Wood

Conditions: Conditions consistent with age and use

Door structure/surface: Weathering of exterior finish present, Shows distress consistent with weathering/exposure

Jamb/Opening/Threshold: Door binds on jamb, Some mechanical damage to trim/jamb around door

Weather-Stripping: Present on top and sides, Type of weather-stripping (Foam Compression Type Weather Strip)

Bottom of door weather-stripping: not determined

Threshold weather-stripping: Adjustable Type, Some damage to weather-strip on bottom of door noted--replace as desired

Hinges: No defects noted

Lockset & Security Mechanisms: Functioned under test, Dead Bolt (No Dead-Bolt present)

Glass in Door: Double Pane Glass, Safety Glazing (Safety glass "etching" present)

(EXTERIORDOORS-3) Description:

All glass in doors, where the glass is larger than what a 3" sphere would fit through, is currently required to be safety type glass. This informational note not repeated for other glass doors but is applicable to them as well.

  • πŸ” Due Diligence
(EXTERIORDOORS-1) Repair/Replace:

Some of the exterior doors are in need of repairs/weather-stripping. All of the exterior doors have cosmetic as well as defects related to age and use. The jambs and locking/latching mechanisms are in poor condition as well. Replacement of the doors can improve overall energy efficiency of the home as well as improve security of the home. Until these doors can be replaced by a qualified door installation company, I recommend that they be maintained well painted and sealed to protect the home from damage from the elements. Pictures below document some of the concerns and all should be evaluated and repaired as deemed necessary by a qualified party. To avoid repetition this info will not be repeated for other exterior door locations.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Basement SE Entryway Door

General Door Information: Door is primary egress door 36" by 6'-8" minimum

Door Construction: Wood

Conditions: Conditions consistent with age and use

Door structure/surface: Shows distress consistent with weathering/exposure

Jamb/Opening/Threshold: Some weathering/damage to trim/jamb around door

Weather-Stripping: General poor condition, Type of weather-stripping (Foam Compression Type Weather Strip)

Weather-stripping condition: Mechanical damage to weather-stripping, replace as necessary

Bottom of door weather-stripping: not determined

Threshold weather-stripping: Adjustable Type

Hinges: No defects noted

Lockset & Security Mechanisms: Functioned under test, Dead Bolt (No Dead-Bolt present), Security compromised (Security pin enters strike plate)

Door stops: Not determined

Glass in Door: Double Pane Glass, Safety Glazing (Safety glass "etching" present)

(EXTERIORDOORS-2) Due Diligence:

It is common in homes for the lock-set security pin to enter the strike plate hole. When this happens the door can be unlocked from the outside with a credit card (in-swing type) and from the outside with a knife (out-swing type). The strike plates should be adjusted toward the weather stripping to make the door more secure. I recommend for safety that a qualified door installation company or other qualified repair person make necessary adjustments so that the pin does not enter the strike plate when closed. This may be more problematic on the basement SE door that has no dead bolt.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence

Basement West Door to Patio Under Deck

Door Construction: Wood

Slider: Locking bar is present

Conditions: Conditions consistent with age and use

Lockset & Security Mechanisms: Functioned under test

Glass in Door: Double Pane Glass, Safety Glazing (Safety glass "etching" present)

Screen/Storm Door: Screen Door (Not inspected, None present)

South Living Room door to Deck

Door Construction: Wood

Conditions: Conditions consistent with age and use

Door structure/surface: Shows much "distress" consistent with age, Shows distress consistent with weathering/exposure

Jamb/Opening/Threshold: Some weathering/damage to trim/jamb around door

Weather-Stripping: Present on top and sides, Type of weather-stripping (Foam Compression Type Weather Strip)

Bottom of door weather-stripping: not determined

Threshold weather-stripping: Adjustable Type, Adjustment necessary--daylight shows under door, Door does not close tight against weather-stripping--day-light shows

Hinges: No defects noted

Lockset & Security Mechanisms: Functioned under test, Dead Bolt (Present, Strike plates missing)

Door stops: No door stops

Glass in Door: Double Pane Glass, Safety Glazing (Safety glass "etching" present)

Glass Next to Door: Safety Glazing (Safety glass "etching" present)

Loft North Balcony Door

Door Construction: Wood

Double Door: Double, Conditions (Bottom bolt not functional), Stationary side would not open over the threshold

Conditions: Conditions consistent with age and use

Door structure/surface: Shows distress consistent with weathering/exposure

Weather-Stripping: Present on top and sides, Type of weather-stripping (Foam Compression Type Weather Strip)

Astragal weather-stripping: No Weather-Stripping / but recommended

Bottom of door weather-stripping: not determined

Threshold weather-stripping: Adjustable Type

Hinges: No defects noted

Lockset & Security Mechanisms: Functioned under test, Risk of being locked out of home on deck

Glass in Door: Double Pane Glass, Safety Glazing (Safety glass "etching" present)

Screen/Storm Door: Screen Door, close with difficulty

(EXTERIORDOORS-3) Improvement:

Because of the type of lockset installed on the deck door, it is possible to lock oneself out of the home and be stuck on the deck. I recommend installation of a different type of lockset to prevent this from happening. Consult with door lock installation company about possible options for optimum security.

  • πŸ›‘ Safety πŸ” Due Diligence
(EXTERIORDOORS-4) Repair/Replace:

The screen doors on the balcony do not close properly and the screens are plugged with lint. Repair/clean as desired.

  • πŸ”§ Maintenance πŸ” Due Diligence

Kitchen South Door to West Deck

Door Construction: Wood

Slider: only casually inspected

Conditions: Conditions consistent with age and use

Door structure/surface: Shows distress consistent with weathering/exposure

Lockset & Security Mechanisms: Functioned under test

Glass in Door: Double Pane Glass, Safety Glazing (Safety glass "etching" present)

Door Between Shared Living Spaces

Unit/House Door: Requirements for fire separation, The basement apartment/house door does not meet current standards

(EXTERIORDOORS-14) Description:

The unit/house door has fire-separation requirements it must meet. The door should be a solid wood door not less than 1-3/8 inches thick, a solid or honeycomb-core steel door not less than 1-3/8 inches thick, or 20-minute fire-rated door. All doors between the house and the garage are required to have a self-closure device. It should also be weather-stripped at threshold, sides and top. Improper doors can allow fumes from the garage to enter the home.

  • πŸ” Due Diligence

Auto-Closure Device: No Auto-close device

Weather-Stripping: Type of weather-stripping (No Weather-Stripping / but recommended)

Lockset & Security Mechanisms: not inspected

(EXTERIORDOORS-5) Due Diligence:

The door that separates the basement apartment from the upper living space does not appear to meet current standards as to fire separation. I recommend installation of a proper door by a qualified door installation company. The door should be a solid wood door not less than 1-3/8 inches thick, a solid or honeycomb-core steel door not less than 1-3/8 inches thick, or 20-minute fire-rated door. All doors between the house and the unit are required to have a self-closure device. It should also be weather-stripped at threshold, sides and top. Improper doors can allow fumes/gases between spaces. No determination is made as to numerous other requirements for fire-separation. The apartment would not likely comply with modern standards. It would likely be difficult to achieve such standards with all the commingled systems of electrical, heating, plumbing, laundry etc. No further recommendation other than to do your due diligence.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ

Interior Doors

Interior Doors

Interior Doors: Minimum 1/2"-3/4" clearance under interior doors for forced air heating system, Minimum 1/2"-3/4" clearance under interior doors for proper function of exhaust fans

(ID-1) Description:

For proper function of forced air heating systems there must be sufficient air flow for the air entering at the heat registers to be able to flow to the furnace air return when it is not located in the same room. When carpeting, etc. interfere with this flow, I recommend that homeowner/handyperson cut off the bottom of the door to allow for a minimum of 3/4" (one inch is better).

  • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence
(ID-1) Description:

Rooms with exhaust fans, such as bathrooms and laundry rooms, require adequate clearances under doors into those rooms to allow for proper function of the fans. When carpeting, etc. interfere with this flow, I recommend that homeowner/handyperson cut off the bottom of the door to allow for a minimum of 3/4" (one inch is better)

  • πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Styles of Doors: Raised Panel, Flat panel doors

Bi-fold Doors: Present at some locations, Wood

Interior door conditions: Doors show signs of "wear and tear" and some damage

Door Stops: Present at some locations

Glazing: Glass present in Some Interior Doors: (Safety Glass "etching" present)

(ID-1) Future Project:

Many of the interior doors Doors show signs of "wear and tear" and some damage. Upgrade as desired.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

Limitations/Exclusions Related to Interior Doors

Interior Door Limitations/Exclusions: Restrictions (Furnishing/Storage limited inspection)

INTERIORS

Global Interior Information

Information related to Interiors of the building: Things that make the inspection difficult

(INTERIORS1-1) Description:

The items listed below were present at the time of inspection. These items can conceal damage to walls/floors. Concealed defects are not within the scope of the home inspection. Some of these conditions may only become apparent in the course of remodeling or other more invasive investigations:

  • Carpeting
  • Area Rugs
  • Furnishings
  • Piano
  • Built-in Cabinets
  • Appliances
  • Storage Items
  • Curtains/Blinds
  • Bookcases, Paneling
  • Paintings/Pictures
  • Mirrors
  • πŸ” Due Diligence

Habitability, Egress and Escape & Rescue related to sleeping and non-sleeping areas: Current safety guidelines

(INTERIORS1-1) Description:

Listing information for homes often call rooms sleeping rooms according to appraiser records and various other determinations. In this report, while I may refer to rooms as bedrooms, technically rooms that do not have a means of heat, secondary escape and rescue, or sufficient height (as well as numerous other habitability requirements) do not mean current requirements to be considered "habitable." These non-conforming "sleeping rooms" could almost always benefit from improvements for safety and habitability. Minimum height requirement is 7' and may indicate remodeling of the basement without permits or some variance that was permitted.

  • πŸ” Due Diligence

Basement Escape and Rescue: Escape & Rescue (through door to exterior)

Indoor Air Quality 🌲: IAQ Info

(INTERIORS1-1) Description:

All houses are potentially subject to indoor air quality concerns due to numerous factors such as improper venting systems, out-gassing from construction materials, etc. Air quality can also be adversely affected by the growth of molds, fungi and other microorganisms – most are the result of adverse moisture conditions. A home inspection does not include assessment of potential health or environmental contaminants or allergens. If leakage occurs or detrimental moisture conditions exist or develop the possibility of potentially harmful contaminants exists and therefore should be immediately addressed. For air quality evaluations, a qualified testing firm should be contacted.

  • πŸ” Due Diligence

Pre-1986 Structures: Asbestos general information

(INTERIORS1-1) Description:

Asbestos products were commonly used in buildings until around 1986 (give or take a few years) and their presence should be assumed in homes prior to that time period. Common building materials that sometimes contain asbestos are "popcorn" textured ceilings, acoustic tiles, linoleum or vinyl (which might have another surface them), siding, vermiculite insulation, heat duct insulation/tape, and heating pipe insulation. Asbestos products are not usually considered to be a problem as long as they are in sound condition and not friable. However, if remodeling is done, a strict safety protocol must be adhered to. 

  • πŸ›‘ Safety πŸ” Due Diligence

Combustion/Dilution Air: This home has appliances that need air

(INTERIORS1-1) Description:

All combustion appliances require air for proper combustion. Homes with inadequate means of introducing air for these combustion appliances are at risk of the build-up of harmful combustion by-products and back-drafting of the exhaust from these systems. Other mechanical exhaust fans can also compete for intake air and complicate the problem. Assurances are warranted that there is adequate sources of makeup air for both combustion appliances and exhaust fans.

  • πŸ” Due Diligence

General Floor Conditions: Floors typical of age/use/type of construction

General Wall and Ceiling Conditions: Walls and ceilings have conditions consistent with age, type of construction and use

(INTERIORS1-1) Description:

Generally, throughout the home (including bathrooms, kitchen, laundry etc) the walls and ceilings have some mechanical damage, some nail pops, typical cracking at corner bead, some settlement cracks and some drywall tape joints, pet damage and some painting/repair/touch up noted typical of most drywall installations. Wood covered areas show some staining and mechanical damage consistent with age. Some cracked tiles were noted in tiled areas. Concerns that warrant additional mention, if any, will be described in more detail in the walls & ceiling sections of the individual rooms below or in the narrative portion of the report.

  • πŸ” Due Diligence

Homes With Tile Floors/Walls/Countertops Etc: Are there any loose/damaged tiles?, General information on Tile and Stone

(INTERIORS1-2) Description:

When buying a home with tile floors/walls and/or tile countertops, it is important to keep in mind that it is not within the scope of a Standard Home Inspection to determine if loose tiles are present. This is obviously true in areas that are covered with belongings and/or carpets. Cracks in tiles and/or grout are often consistent with loose tiles and any such conditions noted should be seen as an indication of at least some loose tiles. Typically tiles can be re-adhered without difficulty but it can sometimes be an indication of inadequate substrate and/or installation that would be difficult to determine in the course of the inspection. This applies to wherever tile installations are found in the home.

  • πŸ” Due Diligence

Finished Floors Over Concrete: What is the condition of the concrete floor?

(INTERIORS1-2) Description:

It is usually not possible to determine how floors were installed over concrete when there is no access, and as to whether necessary moisture barriers/separations are present or not, or how well they will perform if they are present.

  • πŸ” Due Diligence

Bathrooms: The following bathrooms were present

3/4 Bathrooms: 2

Full Bathrooms: 1

Sleeping Rooms: 4

Kitchens: 1, Kitchenette

Laundries: 1

(INTERIORS1-1) Improvement:

Generally, throughout the home (including bathrooms, kitchen, laundry etc) the floors have some mechanical damage and wear consistent with age and use. Carpeting and wood floors in particular show wear and some mechanical damage. Concerns that warrant additional mention, if any, will be described in more detail in the flooring section of the individual rooms below.

  • βž• Upgrade πŸ” Due Diligence
(INTERIORS1-2) Note:

Sealing Grout & Porous Stone/Tile surfaces throughout the home: I wish there was a simple recommendation for the sealing of grout and porous stone/tile surfaces. Grouts and porous stone/tile surfaces should be properly sealed with a sealer appropriate to the materials. Since the types of sealers are different it is important this work be performed by qualified parties that understand the requirements of the surface being sealed. Some grouts should not be sealed for 30 days after installation, and is often not done with new installations. Sorting out whether grout and porous surfaces have been properly or improperly sealed typically cannot be determined in the course of a Home Inspection, however immediate color changes as a result of absorption of water would typically indicate lack of sealing.

  • Special care must be taken with granite surfaces as some types of granites (and other stones) do not require a sealer and a sealer may end up looking stained because of the sealer. For more information of sealing of granite please see the following link: Granite countertop info
  • πŸ”§ Maintenance πŸ” Due Diligence

Limitations/Exclusions Related to Interiors)

Interiors Limitations/Exclusions: General Interiors Information

(INTERIORS1-2) Description:

The following limitations and information were present related to the interiors:

  • Belongings/Storage/Furnishings limited inspection
  • Blinds and curtains limited inspection of windows
  • Floor coverings over concrete limited inspection of Concrete Slab. Hidden conditions are common, including: cracks, settlement etc
  • Area-Carpets limited inspection of floors: hidden conditions are common, including: previous repairs, water & pet damage etc
  • Sleeper floors over concrete limited inspection of Concrete Slab. Areas around hot tub/spa not inspected
  • No comments are offered on cosmetic finishes
  • Effectiveness of the chimney draw is not determined
  • Appliances limit inspection of floors under them
  • If the home was furnished at the time of the inspection, not all interior finishes were visible
  • πŸ” Due Diligence

🐞Wood Destroying Organisms and Conducive Conditions Related to Interiors / Doors and Windows

Conditions Conducive to WDO's related to Interiors / Doors and Windows: Evidence noted

(INTERIORS1-2) Description:

This list of conducive conditions related to the interiors of the home is not specific and is only designed to comply with reporting requirements of the WSDA. It includes bedrooms, kitchen and laundry and other similar areas. More details are provided at specific locations within the report. Conducive conditions were noted as relates to the interiors:

  • Improper termination of TPRV drain
  • No pan under water heater
  • Plugged floor drains
  • Finish wall surfaces covering foundation
  • Sleeper floors present around spa tub
  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

πŸ§€Mold or What Looks Like Mold at Interiors / Doors / Windows

Buildings Can Have Mold: How about this one?

(INTERIORS1-2) Description:

The Standard Home Inspection does not attempt to identify whether the type of Mold or what looks like Mold seen on the premises are of types considered to have adverse health affects. Concerns regarding the toxicity of Mold is deferred to Qualified Industrial Hygienists who should be contacted regarding any concerns that you might have about Mold or what appears to be Mold found on the property. Please see the information below regarding Mold from the EPA.

The EPA and MOLD

That no visible mold, or what looks like mold, was noted at the time of inspection, this should not be construed to mean there is none present.

The following link is a good source for the most current information regarding mold in the home: Health Effects of Indoor Mold

  • πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence

Interior Barriers/Guards

Horizontal Barriers/Guards

Guard conditions: 36" or higher, Barrier not adequate

Openings in Wood Barrier (Interior Guard): Greater than 4" baluster spacings, Appears consistent with requirements at time of construction

(IBG-1) Repair/Replace:

The barrier/guard does not have proper spacings less than 4 inches. Current requirements call for guard spaces to be less than 4 inches as this is less that what a child can fit his or her body through that could result in strangulation when their head does not fit. For improved safety, the spaces should be reduced to less than 4 inches. I recommend evaluation/repairs by a qualified railing installation contractor.

  • πŸ›‘ Safety βž• Upgrade πŸ” Due Diligence

Stairs

Stairs to Loft

Stair General Information: Landings (Landings present at top and bottom), Less than 36" wide, Stairs don't meet current standards

Stair Risers: Closed Risers

Stair Treads: Carpet & Wood

Headroom: Headroom adequate

Presence of Stair Guard: Present

Guard Conditions: Present where required, Greater than 34" high, Barrier not adequate

Openings in Wood Barrier (Stair Guard): Spaces more than 4-3/8", Appears consistent with requirements at time of construction

Handrails: No Hand Rail (required when 4 or more risers), Wrong size to be properly graspable

(S-1) Improvement:

It is common for stairs to the basement and loft levels in homes of this age to not meet current standards. Improper side barriers, handrails, tread depth, etc are common. Changes to these stairs for safety may be warranted but often times adjustments are difficult and/or expensive.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Stairs to Basement

Stair General Information: Landings (Landings present at top and bottom), Less than 36" wide, No access to some of the space under stairs, Stairs don't meet current standards

Stair Risers: Closed Risers

Stair Treads: Carpeted, Conditions (Less than 10 tread depth nosing to nosing)

Headroom: Headroom adequate

Presence of Stair Guard: Present

Guard Conditions: Present where required, Barrier not adequate

Openings in Wood Barrier (Stair Guard): Spaces more than 4-3/8", Appears consistent with requirements at time of construction

Handrails: No Hand Rail (required when 4 or more risers)

πŸ”₯Fireplaces

Living Room Free Standing Stove

Free Standing Stove: General Information, Chimney needs to be cleaned/inspected by CSIA-Certified, qualified chimney sweep, Health and environmental concerns related to burning wood, Firebox bricks/joints NOT satisfactory, Wood/Other (Height of Chimney, Taller than 15')

(F7-1) Description:

Free-standing stoves have specific installation requirements based on manufacturer recommendations, unit design and local regulations. It is not possible to fully evaluate these units as part of a standard inspection. Regular cleaning is recommended. Obtain additional information from the manufacturer and local authorities on requirements or approvals.

When used as a primary heat source, a stove will require more frequent cleaning. Typically, heat supply will be uneven. Advise full evaluation by a qualified specialist.

All units should be cleaned regularly (before heavy soot or creosote buildup occurs). Do not use any unit with significant buildup; heavier buildup may exist in areas not observable.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence

Hearth: Hearth extension (Present)

Damper: Functioned under test, Open at time of inspection

Catalytic combustor: none present, not determined if it is missing

Air Intakes for combustion air: none seen

Wall Protection: Adequacy could not be determined

(F7-1) Repair/Replace:

Chimneys of wood stoves should be cleaned as necessary. Excessive creosote buildup may result in a chimney fire. When buying a new home it is a good idea to establish a cleaning and maintenance history for the fireplace/chimney by having it cleaned upon taking occupancy and prior to use. The fire-brick inside the unit is in poor condition. This should be repaired by a qualified party.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence
(F7-2) Due Diligence:

Wood smoke can be dangerous. Human lung and respiratory systems are unable to filter particles emitted by wood combustion, which penetrate deeply into the lungs. For months, cancer-causing chemicals can continue to cause changes and structural damage within the respiratory system. Young children, seniors, pregnant women, smokers and individuals with respiratory disorders are most vulnerable. Wood smoke can cause disease and even death in children because it is associated with lower respiratory tract infections. Home fireplaces have caused fatal carbon monoxide poisoning.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ
(F7-3) Recommended Maintenance:

There is some mechanical damage to the hearth around the stove. Repair as desired.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence

πŸͺ‘Upper Living Room

Room Floors

Floor Coverings General Information: Some "squeaking" noted

(ULR1-1) Description:

Squeaking floors (when walked upon) are common in all types of construction, show up under different conditions and are not always apparent during inspection. Newer construction utilizes adhesives to reduce the likelihood of squeaks. Their presence sometimes indicates that adhesive has been omitted. There are many other causes of squeaks as well. Sometimes squeaks can be minimized by removal of carpeting and screwing the sub-floorsubfloor to the joists. This information not repeated at other locations of floor squeaks to avoid repetition.

  • πŸ“ Informational noteπŸ” Due Diligence

Carpet: Present

Wood: Present, hallway at entry

Stone/Tile: Entryway, Conditions (Some mechanical damage tiles noted, Some cracked tiles noted)

(ULR1-1) Future Project:

Some of the entryway tiles are cracked but do not appear to be loose. Cracks like this are very common and likely mostly cosmetic. Upgrade as desired.

  • Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

Room Walls/Ceilings

Wall/Ceiling General Information: Vaulted ceilings present

Wood: present, some stains/mechanical damage consistent with age and use

⚑Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system)

πŸͺ‘Basement Living Room

Room Floors

Stone/Tile: Tile, Conditions (Some cracked tiles noted), over concrete

Room Walls/Ceilings

Wall/Ceiling General Information: Localized cracks typical of age and construction present throughout home

(BLR-1) Description:

Most homes with drywall ceilings and walls, unevenness, cracks, evidence of patching, and defects hidden behind wall paper, are fairly common. While I may comment on such flaws, cosmetic issues are not the focus of the inspection.

  • πŸ”§ Maintenance πŸ” Due Diligence

Drywall: Present

⚑Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system), Electric Radiant (In-floor, Caution: penetrations of floor that result in damage to wiring could be costly)

(BLR-1) Description:

Please note that the heating system is radiant electrical cables buried in the floor. These systems are vulnerable to mechanical damage from the interior. Great care should be taken to NEVER penetrate the floor surface with anything.  If you need to know where the heat coils are they can be found with an infra-red camera by a qualified party. This caution will not be repeated for other heated floor locations to minimize repetition.

  • πŸ” Due Diligence

πŸͺ‘Sun-room

Room Floors

Stone/Tile: Tile, over concrete, covered with exercise mats, woo walkway around spa

Glass walls and roof

Wood: and glass

(S2-1) Repair/Replace:

The wood supports for the glass roof and walls is in poor condition with decay/rot present and elevated moisture throughout. Repairs of this structure will not likely be practical and removal/replacement is advised. Consult with a qualified contractor as to options.

  • πŸ›‘ Safety πŸ”§ Maintenance 🐞 WDO’s βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

Room Walls

Drywall: Present

Room Ceilings

Wood: Present

⚑Heat

Room Heat: none see, but used to be electric

πŸ›ŒLoft Sleeping Room and Balcony Area

Escape and Rescue openings

Escape and Rescue and Habitability Requirements for Sleeping Rooms: Current safety guidelines

(LSRBA-1) Description:

Sleeping room windows that are to be used as secondary escape and rescue requirements, must meet certain size parameters. Not only are they required to be a "minimum" of 24" high and a "minimum" of 20" wide, these minimum dimensions will vary depending on how tall or wide the window opening is as well as whether the window is at grade or at upper levels of the home. There must also be a minimum of 5 sq ft of "net opening" for windows at grade (5.7 sq ft at higher floor levels). The bottom of the window opening must also not be more than 44" above the floor as well. This informational note not repeated for other sleeping rooms. This information not repeated for other room locations.

  • πŸ›‘ Safety πŸ” Due Diligence

Sleeping Room Escape and Rescue Openings: through door to exterior

Room Floors

Carpet: Present

Room Walls/Ceilings

Wall/Ceiling General Information: Vaulted ceilings present, Sloped walls in some areas

Drywall: on some walls

Wood: Present

Room Closets

Sleeping Room Closet: Present

⚑Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system)

πŸ›ŒNW Main Floor Sleeping Room

Escape and Rescue openings

Sleeping Room Escape and Rescue Openings: window present

Room Floors

Carpet: Present

Room Walls

Drywall: Present

Wood: Present

Room Ceilings

Wood: Present

Room Closets

Sleeping Room Closet: Present

⚑Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system)

πŸ›ŒMain Floor NE Sleeping Room

Escape and Rescue openings

Sleeping Room Escape and Rescue Openings: window present

Room Floors

Carpet: Present

Room Walls

Drywall: Present

Wood: Present

Room Ceilings

Wood: Present

Room Closets

Sleeping Room Closet: Present

⚑Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system)

πŸ›ŒBasement NW Sleeping Room

Escape and Rescue openings

Sleeping Room Escape and Rescue Openings: window present

Room Floors

Wood: Over concrete, Conditions (Some Mechanical Damage to Flooring Noted)

Room Walls/Ceilings

Drywall: Present (Some finish surfaces below grade)

Room Closets

Sleeping Room Closet: Present

⚑Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system)

πŸ›€Loft Bathroom

Bathroom Floors

Tile/Stone: Tile (Some mechanical damage tiles noted, Some cracked stones noted)

Bathroom Walls and Ceilings

Wall/Ceiling General Information: Vaulted ceilings present, Skylight wells present (Damaged areas tested "Negative" for moisture at time of inspection)

Drywall: Present

Wood: Present

Sinks and Cabinets and Accessories

Sinks: Type of sink (Enamel Cast Iron, Stains present), Sink caulked to countertop in readily visible areas

Fixtures and flow of water: Flow apparent, Water shut-offs present

Sink Drainage: Water drained, Pop-Up Stopper (Functioned, Missing)

Countertops: Tile, Some mechanical & water damage to wood edge

(LB1-1) Description:

Countertops with wood edges often suffer mechanical damage and water damage--especially in the area of the sink. While mostly cosmetic, proper sealing of the wood is recommended for cleaning and further water damage. I recommend repairs by a qualified party. This note will not be repeated at other countertops with wood edges that have water damage.

  • πŸ”§ Maintenance 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Backsplash: Tile

Cabinets: Older stained finish wood cabinets

Accessories: Towel bars/hooks present, Toilet Paper holder present, Medicine Cab (Present)

(LB1-1) Improvement:

The Bathroom cabinets are older style stained wood cabinets and their condition is consistent with age and type of construction. Doors and drawers that do not operate properly are common with these older cabinets. Doors not lining up properly is common and repairs can be performed by homeowner/handy-person as desired.

  • πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Shower

Shower: Plastic Base, Condition (Stains present)

Flow of water at Shower: Water flowed--both shower head locations

Shower Drainage: Water drained, but barely operated due to storage in shower

Walls around shower: Tile/Stone Wall enclosure (Connection with base (Should not be caulked--needs to be able weep water from behind tiles)), considerable staining of tiles noted

Curtain/Glass: Shower Door, Safety Glass (I recommend verifying that glass is safety glass)

Tile shower enclosures with plastic bases, cannot be adequately tested for leaks in the context of Standard Home Inspection. Shower stalls installed under permit are required to be tested during installation, but whether this testing has been done cannot be determined. I recommend monitoring, especially at the ceiling below the enclosure. There are flood tests that can be performed, but I only recommend that these be done when you own the home and are willing to take the risk. Unfortunately this kind of testing will not help you after purchase, with getting repairs made from the previous owner. I cannot through a visual inspection, or with the amount of water run during the inspection, get to a place of confidence the shower base does not leak. These shower pans obviously should not leak, but they often do leak under flood-test and may or may not under normal use. Water should never be allowed to back up out of the clogged drains, as this flooding condition could result in leaking that would not otherwise happen, and be an indication the drains need cleaning.

  • πŸ” Due Diligence
(LB1-3) Recommended Maintenance:

The grout around the bottom of the tiles where they connect with the shower base have been caulked over. Caulking this connection can result in trapping of moisture behind the tiles/caulk resulting in mold growth behind the caulk. This connection should either be grouted only or per current best practice recommendations should be filled with sanded caulk. I recommend proper repairs of this connection by a qualified tile installation company.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Toilet

Toilets: Flushed properly at time of inspection, Flow of water to toilet (Flow apparent, Water shut-off is present)

Tank: No issues noted, older tank with some discoloration/staining inside tank

Bowl: floor around toilet checked with a moisture meter, Caulked to floor

(LB1-4) Description:

When applicable (not installed on concrete) floors around toilets are checked with a moisture meter. This information will not be repeated for other toilet locations.

  • πŸ”§ Maintenance 🐞 WDO’s πŸ” Due Diligence
(LB1-4) Repair/Replace:

The toilet in the loft bathroom is older and the mechanisms inside the tank are in poor condition and replacement should be anticipated. The overflow tube is not properly installed inside the pipe. I recommend upgrading by a qualified party.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence

Bathroom Ventilation

Exhaust fan: Components/Condition/Function (Fan turns on, Fan holds tissue paper), Fan maintenance

(LB1-4) Description:

Over time exhaust fans can collect a lot of lint. This lint can become a fire hazard. Regular cleaning of these units should be performed by a qualified party. I recommend they be cleaned once a year until a cleaning history is established. At that point it can be determined if cleaning is necessary more or less frequently. I typically do not dismantle these units to see if they need cleaning or not, so being proactive about cleaning is recommended. I recommend evaluation/repairs and/or replacement as deemed necessary by a qualified party. This information will not be repeated for other fan locations in the home.

  • πŸ›‘ Safety πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

Vent Termination: Through the wall type vent (Terminates at, Exterior cap with back draft damper is present)

⚑Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system)

Limitations/Exclusions Related to Bathroom

Bathroom Limitations/Exclusions: General Bathroom Information

(LB1-4) Description:

The following limitations and information were present related to the bathroom:

  • Storage under sinks(s) limited inspection
  • Area carpets and other furnishings on floors can conceal damage to floors
  • Towels and/or bathmats placed on tub surfaces can conceal damage
  • Sink overflows are not tested.
  • Shower pans are not flooded to test for leaks
  • Concealed plumbing, including the water-tightness of shower pans, is beyond the scope of this inspection.
  • πŸ” Due diligence

πŸ›€Main Floor Bathroom

Bathroom Floors

Tile/Stone: Tile (Some mechanical damage tiles noted, Some cracked tiles noted)

Bathroom Walls and Ceilings

Drywall: Present (Much patching/repair/paint touch-up noted)

Wood: Present

Sinks and Cabinets and Accessories

Sinks: Type of sink (Enamel Cast Iron, Stains present), Sink caulked to countertop in readily visible areas

Fixtures and flow of water: Flow apparent, Water shut-offs present

Sink Drainage: Water drained, Pop-Up Stopper (Missing)

Countertops: Tile, Some mechanical & water damage to wood edge

Backsplash: Tile

Cabinets: Older stained finish wood cabinets

Accessories: Towel bars/hooks present, Toilet Paper holder present, Medicine Cab (Present)

(MFB-1) Recommended Maintenance:

The pop-up stopper is missing/not functional at the main floor bathroom sink.  I recommend repairs by homeowner/handy-person. These pop-up stoppers are readily available at Lowes/Home Depot.

  • πŸ”§ Maintenance

Bathtub and Enclosure

Bathtub and/or Bathtub/Shower: Cast Iron Tub, Conditions related to tub (Stains present---consistent with age of tub)

Tub Drainage: Water drained, Pop-Up Stopper (Functioned), staining/rusting of drain connection, Cracks in stopper flange

Flow of water at Tub: Water flowed, Flow of water at shower (Water flowed)

Walls around tub: Tile/Stone Wall enclosure

Curtain/Glass: Shower/Tub Door, Safety Glass ("Etching" is present)

Windows/Glass: Glazing within 60" of tub and less than 60" above the floor (Safety glass not determined, would be difficult to contact)

(MFB-2) Repair/Replace:

The drain flange in the bathtub is badly rusted/stained. I recommend replacement of this flange by a licensed plumber. The flange can fail and result in leaks.

  • πŸ›‘ Safety πŸ”§ Maintenance 🐞 WDO’s βž• Upgrade πŸ” Due Diligence

Toilet

Toilets: Flushed properly at time of inspection, Flow of water to toilet (Flow apparent, Water shut-off is present)

Tank: No issues noted

Bowl: floor around toilet checked with a moisture meter, Caulked to floor

Bathroom Ventilation

Exhaust fan: none present window is present

⚑Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system)

Limitations/Exclusions Related to Bathroom

Bathroom Limitations/Exclusions: General Bathroom Information

(MFB-2) Description:

The following limitations and information were present related to the bathroom:

  • Storage under sinks(s) limited inspection
  • Area carpets and other furnishings on floors can conceal damage to floors
  • Towels and/or bathmats placed on tub surfaces can conceal damage
  • Sink and Tub overflows are not tested.
  • πŸ” Due diligence

πŸ›€Basement Bathroom

Bathroom Floors

Tile/Stone: Tile, over concrete

Bathroom Walls

Drywall: Present

Bathroom Ceilings

Ceiling General Information: Suspended Ceilings

(BB-1) Description:

Typically suspended ceilings are not taken apart to assess hidden conditions. Obvious staining is checked for active moisture. I recommend that the ceiling be removed for proper evaluation of hidden conditions.

  • πŸ”§ Maintenance πŸ” Due Diligence

Sinks and Cabinets and Accessories

Sinks: Type of sink (Enamel Cast Iron)

Fixtures and flow of water: Flow apparent, Water shut-offs present

Sink Drainage: Water drained, Plug-Type stopper, not tested

Countertops: Tile, Some mechanical & water damage to wood edge

Backsplash: Tile

Cabinets: Natural Finish Wood Cabinets

Accessories: Towel bars/hooks present, Toilet Paper holder present, Medicine Cab (Present)

Shower

Shower: Condition, Plastic Base (Stains present)

Flow of water at Shower: Water flowed

Shower Drainage: Water drained

Walls around shower: Plastic Wall enclosure

Curtain/Glass: Shower Door, Safety Glass ("Etching" is present)

Tile shower enclosures with plastic bases, cannot be adequately tested for leaks in the context of Standard Home Inspection. Shower stalls installed under permit are required to be tested during installation, but whether this testing has been done cannot be determined. I recommend monitoring, especially at the ceiling below the enclosure. There are flood tests that can be performed, but I only recommend that these be done when you own the home and are willing to take the risk. Unfortunately this kind of testing will not help you after purchase, with getting repairs made from the previous owner. I cannot through a visual inspection, or with the amount of water run during the inspection, get to a place of confidence the shower base does not leak. These shower pans obviously should not leak, but they often do leak under flood-test and may or may not under normal use. Water should never be allowed to back up out of the clogged drains, as this flooding condition could result in leaking that would not otherwise happen, and be an indication the drains need cleaning.

  • πŸ” Due Diligence

Toilet

Toilets: Flushed properly at time of inspection, Flow of water to toilet (Flow apparent, Water shut-off is present)

Tank: No issues noted

Bowl: Not properly caulked to the floor

(BB-2) Recommended Maintenance:

I recommend proper caulking of the bases of all of the toilets to the floor---where currently missing. Caulking the base of the toilet helps to stabilize the toilet as well as making cleaning around the toilet easier. Proper caps can be installed on the hold-down bolts as well.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence

Bathroom Ventilation

Exhaust fan: Shower Area Vent Fan, Components/Condition/Function (Fan holds tissue paper)

Ductwork: Conditions (Vent pipe not visible)

Vent Termination: Through the ceiling type vent (Venting to exterior, Exterior cap with back draft damper is present)

⚑Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system), Electric Radiant (In-floor, Caution: penetrations of floor that result in damage to wiring could be costly)

Limitations/Exclusions Related to Bathroom

Bathroom Limitations/Exclusions: General Bathroom Information

(BB-3) Description:

The following limitations and information were present related to the bathroom:

  • Storage under sinks(s) limited inspection
  • Towels and/or bathmats placed on tub surfaces can conceal damage
  • Sink overflows are not tested.
  • Shower pans are not flooded to test for leaks
  • πŸ” Due diligence

πŸ₯§Upper Kitchen

Kitchen Floors

Stone/Tile: Tile, Conditions (Some mechanical damage tiles noted, Many cracked tiles noted)

(UK-1) Future Project:

Like the entryway, there are some cracked tiles in the kitchen floor in the eating area. While mostly cosmetic, they can be replaced as desired, perhaps in the context of remodeling. No further recommendation at this time. No loose tiles were noted.

  • βž• Upgrade πŸ“ Informational note

Kitchen Walls and Ceilings

Drywall: Present, some walls

Wood: Present

Kitchen Cabinets/Countertops

Countertops: Partially visible due to belongings present, Tile, Some mechanical & water damage to wood edge, Conditions (Some cracked tiles noted)

(UK-1) Description:

When there are belongings/storage on countertops it is not possible to fully assess the condition of the countertop as items are typically not moved to check covered areas. There may be reasons why I would move something to check, but it should not be considered routine and hidden conditions should be anticipated.

  • πŸ” Due Diligence

Backsplash: Tile

Cabinets: Older stained finish wood cabinets, Conditions (Pull-out cutting boards:, Cutting boards in poor condition, Some staining/water damage present)

(UK-2) Improvement:

The Kitchen cabinets are older style stained wood cabinets and their condition is consistent with age and type of construction. Doors and drawers that do not operate properly are common with these older cabinets.  

  • πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence.
(UK-3) Improvement:

These boards are readily available at Lowes/Home Depot/Cabinet Stores etc. When these boards are damaged and/or unsanitary I recommend that they be replaced by homeowner/handyperson. I recommend that solid wood boards be used instead of veneer wood boards.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence
(UK-4) Monitor:

There is evidence of past leaks under the kitchen sink and some of the staining tested positive for moisture but no leaks were found. This may be due to recent repairs to a leak or due to conditions not duplicated at the time of inspection. False positives are also a possibility due to spillage of conductive cleaners etc. I recommend discussing this with the seller and I recommend monitoring frequently for signs of further leaking. Containers present at the time of inspection may be consistent with past or ongoing leaking.

  • πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Kitchen Sinks

Sink: Stainless Steel, Spray Wand, not tested, Double bowl, Soap Dispenser (Container present)

Kitchen Sink Water Flow: Water flowed, Water shut-offs (present)

Kitchen Sink Drainage: Water Drained

(UK-2) Description:

While the sink drainage was tested at the time of inspection and no leaking was noted, this should not be construed to mean the sink will not leak in the future or that even current leaking might be concealed. This is especially true of recent repairs/installations where work was done in a less than professional manner. Functional testing of the sink during the inspection will not duplicate normal use. Any leaking noted should be properly repaired as soon as practical and hidden damage is always possible.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Dishwasher

Manufacturer: Whirlpool

Data Plate: .

(UK-3) Description:

.

Manufacture Date: 2003, Dishwasher approaching expected life

Years old: 17

Air Gap: Air-Gap device missing / but is recommended

Function/Testing: Not Operated

Electrical connection: Electrical disconnect at Electrical Service Panel, "Lockout device" is NOT present / but recommended (see electrical section of report)

Dishwasher Drain Terminates At: Garbage disposer

Conditions/Water Shut-off: Water shut-off valve (Present under sink cabinet)

Hammer Arresters: not present, not required at time of construction

(UK-5) Improvement:

At 17 years old, the Dishwasher, while operational, has reached the end of its expected life. I recommend factoring replacement of the dishwasher when it no longer functions properly. Repairs to appliances of this age are not considered cost effective.

  • βž• Upgrade πŸ” Due Diligence
(UK-6) Improvement:

The dishwasher drain line should incorporate a proper air gap device, typically located on top of the kitchen sink or on the countertop. Water leaking from the air gap device during the dishwasher drain cycle indicates a blockage in the drain hose from the air gap device to the drain fitting.

The dishwasher drain is not properly vented. Seattle has amended the plumbing code to not require one, but I still think they are best practice. No further recommendation at this time.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor βž• Upgrade πŸ” Due Diligence
(UK-7) Improvement:

Hammer arresters are required by modern standards at appliances that have quick shut-off electronic valves. These devices protect the valve and plumbing from damage. I recommend upgrading by a licensed plumber in the context of other plumbing repairs.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Disposer

Manufacturer: In-Sink-Erator

Data Plate: .

(UK-6) Description:

.

Manufacture Date: 2004, Disposal past expected life

Years old: 16

Function/Testing: Unit operated, using switch

Electrical connection: Improper connection of cord to unit (see electrical section of report), Electrical disconnect at Electrical Service Panel, "Lockout device" is NOT present / but recommended (see electrical section of report), Switch at countertop

Drain guard: Present, Poor condition

Conditions: Some rusting around base of unit, 90 degree elbow to 90 degree elbow at disposer outlet--can promote clogging, Disposers are not typically allowed on Septic Systems

(UK-8) Improvement:

At 16 years old, the Disposer, while operational, has reached the end of its expected life (expected service life of Disposers can vary widely depending on use). I recommend factoring replacement of the Disposer in the near future by a qualified appliance installation company. Repairs to appliances of this age are not considered cost effective.  It is possible that the unit merely needs to be "reset" but replacement should be anticipated.There is rusting of the disposal where it connects to the sink, to the base of the unit, evidence of past/ongoing leaking, cracks in the side of the unit etc. I recommend replacement of the unit by a licensed plumber.

  • βž• Upgrade πŸ” Due Diligence
(UK-9) Repair/Replace:

Most jurisdictions do not allow Disposers on septic systems. I recommend removal of the Disposer or confirmation with local jurisdiction as to meeting current requirements. Regardless of jurisdictional regulations, I still consider disposers on septic systems a poor idea due to the additional stress they add to the septic system.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Cooktop

Manufacturer: Amana

Model #: Model # NOT determined--data plate missing/not found

Serial #: Serial # NOT determined--data plate missing/not found

Manufacture Date: likely original to the home, Cooktop past expected life

Years old: 39?

Function/Testing: Not inspected

Downdraft: not tested

Vent Pipe: Smooth Wall Metal Duct

Vent Termination: North side of home inside storage shed, housing of back draft damper is broken

(UK-10) Improvement:

At likely 39 years old, the Cook-top, while possibly operational, has reached the end of its expected life. I recommend factoring replacement of the cook-top in the near future by a qualified appliance installation company--perhaps in the context of remodeling of the kitchen. Repairs to appliances of this age are not considered cost effective.

  • πŸ”§ Maintenance βž• Upgrade
(UK-11) Repair/Replace:

The cook-top downdraft fan was not inspected but its termination at the exterior was noted inside the attached storage shed at the NW corner of the home. The housing is badly broken with large pieces missing and proper operation is not likely. I recommend replacement of the cap by a qualified party if the unit is to remain in use.

  • πŸ”§ Maintenance βž• Upgrade

Double Oven

Manufacturer: General Electric

Data Plate: .

(UK-12) Description:

.

Manufacture Date: 2006, or possibly 2018

Years Old: 14, or possibly 2

Oven Function: not tested

Refrigerator

Manufacturer: Kitchen Aid

Data Plate: .

(UK-12) Description:

.

Manufacture Date: 1998, Refrigerator approaching expected life

Years old: 22

Refrigerator Temperature: Verify proper temperature

(UK-13) Description:

Maintaining proper temperatures inside of refrigerators/freezers can be difficult. Obtaining thermometers to place in refrigerators and freezers to continually monitor interior temperatures is recommended for food safety.  When the temperature of the refrigerator compartment is above 38 degrees F, the setting should be lowered for the safe keeping of food. When the temperature of the freezer compartment is above 5 degrees F, the setting should be lowered for the safe keeping of food.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Ice Maker: None present

(UK-12) Improvement:

At 22 years old, the Refrigerator, while operational, has reached the end of its expected life. I recommend factoring replacement of the Refrigerator when it no longer continues to function properly. Repairs to appliances of this age are not considered cost effective.

  • πŸ”§ Maintenance βž• Upgrade

Microwave

Manufacturer: portable Microwaves are not inspected

⚑Kitchen Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system)

Limitations/Exclusions Related to Upper Kitchen

Kitchen Limitations/Exclusions: General Information

(UK-13) Description:

Evidence of past leaks under kitchen sinks is common. While I endeavor to verify current leaks at the time of inspection sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection. Monitoring of moisture conditions under sinks should be a normal part of routine home maintenance.

  • Appliances are not moved during the inspection.
  • Inspection of appliances, if done, should be considered "casual" and should in no way be construed to mean function is adequate. Any testing done is more related to whether they turn on/off or not, not how well they function or do not function. Any information provided is merely a courtesy, as our Standards of Practice do not require inspection of built-in or portable appliances.
  • Dishes and other kitchen storage items can limit inspection of cabinets and countertops. These areas should be reviewed during a final walk-through.
  • Oven self-cleaning operation, timers, and thermostat accuracy are not tested.
  • Refrigerators, freezers, water dispensers, and ice makers are not tested.
  • Storage in Kitchen Cabinets
  • πŸ” Due Diligence

Appliances/Components not inspected or partially inspected: Refrigerator(s), Dishwasher(s), Disposer(s), Cooktop(s), Built-in oven(s), Exhaust vent(s)

πŸ‘ƒπŸΌOdors

Odors related to kitchen: Present

(UK-13) Description:

While I document odors related to the kitchen, this is informational only except in the case where it might be a danger (like a gas leak, which would be reported on elsewhere as well). The following odors were noted:

  • Odors associated with garbage Disposer and/or sink area
  • πŸ›‘ Safety πŸ” Due Diligence

πŸ₯§Basement Kitchenette and adjoining area

Kitchen Floors

Stone/Tile: Tile, over concrete

Kitchen Walls

Drywall: Present

Kitchen Ceilings

Ceiling General Information: Suspended Ceilings

(BK4-1) Description:

Typically suspended ceilings are not taken apart to assess hidden conditions. Obvious staining is checked for active moisture. I recommend that the ceiling be removed for proper evaluation of hidden conditions.

  • πŸ”§ Maintenance πŸ” Due Diligence

Kitchen Cabinets/Countertops

Countertops: Tile

Backsplash: Tile

Cabinets: Natural Finish Wood Cabinets

Kitchen Sinks

Sink: Stainless Steel, Single bowl

Kitchen Sink Water Flow: Water flowed, Water shut-offs (present)

Kitchen Sink Drainage: Water Drained

(BK4-1) Description:

While the sink drainage was tested at the time of inspection and no leaking was noted, this should not be construed to mean the sink will not leak in the future or that even current leaking might be concealed. This is especially true of recent repairs/installations where work was done in a less than professional manner. Functional testing of the sink during the inspection will not duplicate normal use. Any leaking noted should be properly repaired as soon as practical and hidden damage is always possible.

  • πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Dishwasher

Manufacturer: not inspected

Range/Cooktop

Manufacturer: Amana

Model #: ARR6400WW

Serial #: 9911270204

Manufacture Date: 1999, Range past expected life

Years old: 21

Function/Testing: Not inspected

Conditions: Anti-Tipping Device not checked

(BK4-1) Improvement:

At 21 years old, the range, while operational, has reached the end of its expected life. I recommend factoring replacement of the range in the near future by a qualified appliance installation company. Repairs to appliances of this age are not considered cost effective.

  • πŸ”§ Maintenance βž• Upgrade
(BK4-2) Repair/Replace:

I did not verify that the anti-tip device is properly installed on the range. I recommend further evaluation and repairs as deemed necessary by a qualified appliance installation contractor--perhaps in conjunction with repairs to the Microwave/hood to be discussed later in this report.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ” Due Diligence

Refrigerator

Manufacturer: not inspected

Exhaust Fan/Hood

Manufacturer: MFG not determined

Function/Testing/Conditions: Not plugged in and no vent to exterior

(BK4-3) Repair/Replace:

Kitchen exhaust fan vents should not discharge into the interior area due to excessive moisture or grease buildup concerns and the possibility of consequential damage. I recommend the exhaust vent be properly redirected to the exterior where required.

Vent pipes for Kitchen exhaust fans should always be smooth-wall metal pipe. Grease build up in vent pipes is common and can result in grease fires in the duct work. I recommend that these ducts be professionally cleaned by a qualified duct cleaning company annually. Metal grease screens at the hood itself should be cleaned frequently by the homeowner. The screen in the exterior cap must be maintained clean and free of debris/grease. The exterior vent cap is required to have a back-draft damper and screen. I recommend evaluation/repairs by a qualified party or parties. Some means of venting to the exterior would have been required at the time the unit was installed and is consistent with lack of jurisdictional over-sight.

  • πŸ›‘ Safety πŸ”§ Maintenance 🌲 Efficiency / IAQ πŸ” Due Diligence

⚑Kitchen Heat

Room Heat: Forced Air (Rise in temperature noted during operation of heating system), Electric Radiant (Caution: penetrations of floor that result in damage to wiring could be costly)

(BK4-4) Due Diligence:

There is electric heat in the kitchen and adjoining area floor. One of the mats is partially covered by the kitchen wall. Fasteners for the wall may be penetrating the floor and the wall prevents distribution of heat and possible overheating can occur. I recommend further evaluation by the licensed electrical contractor to determine if it would be best practice to abandon this mat (disconnect it from the system).

Limitations/Exclusions Related to Basement Kitchenette

Kitchen Limitations/Exclusions: General Information

(BK4-4) Description:

Evidence of past leaks under kitchen sinks is common. While I endeavor to verify current leaks at the time of inspection sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection. Monitoring of moisture conditions under sinks should be a normal part of routine home maintenance.

  • Appliances are not moved during the inspection.
  • Inspection of appliances, if done, should be considered "casual" and should in no way be construed to mean function is adequate. Any testing done is more related to whether they turn on/off or not, not how well they function or do not function. Any information provided is merely a courtesy, as our Standards of Practice do not require inspection of built-in or portable appliances.
  • Dishes and other kitchen storage items can limit inspection of cabinets and countertops. These areas should be reviewed during a final walk-through.
  • Oven self-cleaning operation, timers, and thermostat accuracy are not tested.
  • Storage in Kitchen Cabinets
  • Storage under sink prevented full inspection
  • πŸ” Due Diligence

Appliances/Components not inspected or partially inspected: Range(s), Refrigerator(s), Dishwasher(s), Exhaust vent(s)

Appliances/Components not present: Disposer not present

🧺Laundry

Laundry Floors

Stone/Tile: Tile, over concrete

Laundry Walls

Drywall: Present (Some finish surfaces below grade)

Laundry Ceilings

Ceiling General Information: Suspended Ceilings

(L1-1) Description:

Typically suspended ceilings are not taken apart to assess hidden conditions. Obvious staining is checked for active moisture. I recommend that the ceiling be removed for proper evaluation of hidden conditions.

  • πŸ”§ Maintenance πŸ” Due Diligence

Dryer

Dryer πŸ›‘: GENERAL DRYER SAFETY INFORMATION & RECOMMENDATIONS, Did not operate dryer

(L1-1) Description:

Dryer exhaust ducts should be independent of all other systems, should convey the moisture to the outdoors, should terminate on the outside of the building in accordance with the manufacturer’s installation instructions and should be equipped with a back-draft damper. 

  • Exhaust ducts (from the Laundry Room wall to the point of termination at the exterior) should be constructed of rigid metal ducts, having smooth interior surfaces with joints running in the direction of air flow. Screens should not be installed at the duct termination. Exhaust ducts should not be connected with sheet-metal screws or any means which extend into the duct more than 1/8". (Screens and screws can trap lint.)
  •  Every dryer should have a screen filter to help keep dryer lint from entering the vent pipe itself. This filter must be maintained clean at all times and clogging this screen will result in increased drying time as well be a fire hazard. It is recommended the filter be cleaned between every use of the dryer. Some fabric softeners, sheet or liquid types, also clog these screens and air flow is reduced even when the screen "looks" clean. Avoiding these products is recommended and using more natural alternatives is a possibility.
  • The short piece of duct that connects the dryer to the pipe that runs to the exterior of the building is called the dryer transition duct or connector. This connector is required to be UL-2158A listed and be constructed of smooth wall metal, corrugated metal, or foil types that are UL-2158A listed. Dryer manufacturers do not recommend foil type connectors, and most β€œcommon” foil type air connectors do not meet the required standard. Under extreme heat (during field testing) aluminum ducts of all kinds do poorly as connectors (even when UL-2158A listed), but the common foil types perform much worse and should never be used as transition duct. All of these types of transition ducts are extremely vulnerable to mechanical damage, which results in either leaks or restriction of air flow. There is one foil type dryer transition duct, that exceeds UL-2158A standard that holds up much better under extreme heat than either smooth wall metal or corrugated metal and is the one I recommend as best practice. DryerFlexβ„’ type of transition connector typically cannot be purchased from your local big-box stores and is sold by duct cleaning and maintenance companies--or can be ordered on line.
  • Regardless of code or UL listing, the National Fire Prevention Association (NFPA) recommends only rigid metal or corrugated metal transition duct be used. NFPA Dryer Safety Tips
  • Given dryers are one of the most common causes of household fires, I consider it prudent to use the best transition duct possible and to keep the vent system and dryer itself as free of lint build-up as possible. πŸ›‘ Annual professional cleaning is recommended πŸ›‘.
  • πŸ” Due Diligence

Manufacturer: Whirlpool

Data Plate: .

(L1-1) Description:

.

Manufacture Date: 2005

Years old: 15

Electric Dryer: 240 Volt Dryer Outlet, Lint filter not inspected

Transition Duct (Dryer to permanent vent pipe): Corrugated metal duct

Ducting (from transition duct to exterior): Where vent pipe travels (Through the Wall), Vent pipe from Transition Duct to point of termination at Exterior

(L1-1) Description:

Dryer vent pipe requirements for any particular brand of dryer cannot usually be determined during a typical home inspection. All dryer manufacturers have maximum lengths of runs and those lengths can be greatly reduced by whether the vent pipe is vertical or horizontal, how many elbows the run has and even the type of termination cap. All new or replacement installations should verify that any piping already in place meets the requirements of the specific dryer manufacturer and modified as deemed necessary by the appliance installer per manufacturer's installation instructions.

  • πŸ” Due Diligence

Vent Termination: Exterior Cap (Exterior cap with back draft damper is present, Wall vent, Single flap type cap)

Conditions of termination: "Cage" type vent cap, Plugged with lint

(L1-1) Significant Concern:

The vent cap for the dryer has a cage type cover. These cages tend to plug with lint. I recommend removal of the cage to allow for better flow of air out of the vent. Maintaining these vents free of lint should be done on a monthly basis until the necessity for less frequent cleaning can be determined. Clogged dryer vents, besides being a fire hazard, can result in longer drying times.

Removal of the cage component of the cap is recommended.

  • πŸ›‘ Safety πŸ”§ Maintenance πŸ‘β€πŸ—¨ Monitor πŸ” Due Diligence

Washer

Washer: Did not operate Washer

Manufacturer: Whirlpool

Data Plate: .

(L1-3) Description:

.

Manufacture Date: 2005

Years old: 15

Electrical connections: 120 Volt Washer Outlet, Not AFCI/GFCI protected

Water Supply: Water shut-off's present, PEX type hoses

Hammer Arresters: not present, not required at time of construction

Drains: Into Stand Pipe

(L1-4) Description:

Washing machine drain lines can be difficult (if not impossible) to fully assess in the context of a Standard Home Inspection. Back-ups and clogging of these drains is common. Sometimes the drain only backs up after two or three loads and appears to drain satisfactorily with only occasional loads of laundry. Monitoring of these drains while using the washer is encouraged until a realistic level of confidence about the drains functionality can be determined. Water coming out of the drain indicated poor drainage and should be further evaluated by a qualified plumber.

  • πŸ”§ Maintenance πŸ” Due Diligence

Leak Tray under Washer: Tray Present

(L1-2) Improvement:

Hammer arresters are required by modern standards at appliances that have quick shut-off electronic valves. These devices protect the valve and plumbing from damage. I recommend upgrading by a licensed plumber in the context of other plumbing repairs.

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade πŸ” Due Diligence

Central Vacuum

Central Vacuum: Present, General Information

(L1-4) Description:

With central vacuum systems that exhaust completely out of the home, no dust or allergens can be re-circulated through the interior air, as is the case with traditional vacuums. Cyclonic and filtered central vacuum systems are the two main types of central vacuums, with the main difference being the way dirt and dust are separated from the incoming air stream.

  • πŸ”§ Maintenance πŸ” Due Diligence
(L1-4) Description:

If the unit does not operate, the fuse or breaker may have blown or tripped, a built-in breaker or thermal overload may have tripped, the wiring or switches may be defective, or the motor may be faulty. If only one or two outlets do not operate, there may be a problem with the control wiring or switch for the area affected.

  • If the suction is weak, the canister may be full, the filter may be dirty, the exhaust may be obstructed, or the pipes may be partially obstructed. Disconnected pipes are a less common problem.
  • Central vacuum systems components can have an indefinite life expectancy. However motors can be expected to last 10 to 15 years and attachment components can be damaged an need replacement at any time.
  • πŸ”§ Maintenance πŸ” Due Diligence

Manufacturer: Nutone, not functional at time of inspection for unknown reasons

Data Plate: .

(L1-4) Description:

.

Manufacture Date: Age of manufacture NOT determined, Approaching expected life

Electrical: Dedicated GFCI protected receptacle for unit (Not determined)

Suction Piping/Ports: Minimum 2" OD plastic tubing (some manufacturers use slightly smaller piping), Attachment ports (Present at several locations)

Exhaust Piping: Termination (Exterior at), storage shed?

Attachments/Hoses: Not found

(L1-3) Repair/Replace:

The central vacuum terminates inside the NW attached storage shed. There is a cap but no back-draft damper. I recommend a proper termination by a qualified party to keep air and vermin from entering the pipe. The cap also appears to have a clogged screen which could prevent operation of the unit.

  • πŸ”§ Maintenance πŸ” Due Diligence

Laundry Ventilation

Exhaust fan: No Laundry vent fan present

(L1-4) Future Project:

All laundry rooms, per current standards, require some means of mechanical ventilation. This laundry room has none. I recommend installation of proper ventilation by a qualified ventilation contractor. Keep in mind that adding exhaust may compromise make-up air to appliances like dryers and additional make-up air may need to be provided (transoms, cutting off the bottom of doors, etc).

  • πŸ›‘ Safety πŸ”§ Maintenance βž• Upgrade 🌲 Efficiency / IAQ πŸ” Due Diligence

⚑Laundry Heat

Room Heat: Not determined

🐞WDO's

🐞Wood Destroying Insects, Fungi and Conducive Conditions

Either wood destroying organisms are present or conducive conditions are present: WDO's and/or Conducive Conditions

(WDO3-1) Description:

Specific locations of Wood Destroying Organisms and Conducive Conditions are more completely described in the report component where the organisms and/or deterioration and or conducive condition was observed. This section gives more detailed information on the life cycles/habits of the various organisms and their recommended treatment/remediation.

  • πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Wood Decay/Rot: What is wood decay/rot?

(WDO3-1) Description:

Wood Decay Fungi (wood rot), are filamentous organisms which begin as microscopic spores that land on the surface of wood, and germinate to produce thin strand like cells called hyphae. Hyphae grow through the wood and secrete enzymes which degrade and weaken the wood. Decay requires: (1)adequate moisture, (2)ambient temperature (32ΒΊ to 110ΒΊ), (3) oxygen, (4) a food source. Wood moisture levels above 20-30% are considered conducive to wood fungal rot. Damaged wood typically will need to be replaced. Ultimately the source of moisture must be eliminated even if all of the fungal organism cannot be eliminated.

  • πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Conducive Conditions: Buildings with no crawl spaces

(WDO3-1) Description:

Conducive Conditions in buildings with no crawl spaces consists of any materials on the property that can provide food or habitat for wood destroying organisms. These materials can consist of plumbing leaks, form boards left in place, storage items, roots and other vegetation etc.

  • πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Limitations and Exclusions related to WDO's: General considerations

(WDO3-1) Description:

Many Wood Destroying Organisms have dormant periods and can operate unseen behind walls and insulation. While I attempt to identify rot and insect infestation whenever I can, there can never be any guarantee that there are no infestations of any kind in the building just because infestations were not seen at the time of inspection. Maintaining the building free of Wood Destroying Organisms is an ongoing process that requires vigilance and immediate attention when discovered.

  • Interiors of walls and finished floors/ceilings/roofs can not be "directly" inspected for Wood Destroying Organisms.
  • No treatment of Wood Destroying Organisms is provided as part of a Standard Building Inspection.
  • Some above ceiling spaces were inaccessible at time of inspection
  • Some under stair spaces were not possible (not typically required)
  • πŸ‘β€πŸ—¨ Monitor 🐞 WDO’s πŸ” Due Diligence

Last-But-Not-Least

❓ Things to remember

Things for buyer's due diligence: See notes below and, ask seller for:

Things about wells and septic systems: Information you may want, see notes below

(LBNL1-1) Note:
  • Samples or records of paint colors used on the premises.
  • Records of major improvement /repairs for:
  • Furnace
  • New roof
  • Electrical work
  • HVAC work
  • Plumbing work
  • Copies of construction records/permits.
  • All available owner's manuals for:
  • Water heaters,
  • Furnace
  • AC/Heat Pump
  • Thermostats
  • Appliances
  • Remote Control Devices
  • Whirlpool Baths
  • Central Vacuums
  • Septic System
  • Electric Floor Heat
  • Overhead Door Openers
  • Obtain keys/combinations to all locks.
  • Remember to get the remote for the garage door opener.
  • Remember to get the combination for the garage door exterior key pad.


  • πŸ” Due Diligence
(LBNL1-2) Note:
  • Remember to get documentation related the septic system including the "Pump Report."
  • Remember to get documentation related the well system including any testing done.


  • πŸ” Due Diligence

Receipt -- Sample Report 🏑

Report #Β 201129A
Inspection Date:Β 2020-11-29

Property inspected for:
Mr and Mrs Smithe
12345 End of the Road St, Seattle, WA 98155

Inspection with digital report $1200.00
$1200.00
PAID

Charles Buell Inspections INC
C/O Charles Buell
17123 22nd Ave NE
Shoreline, WA 98155
206-478-7371

Signed Contracts