Company Information

Inspection Boss - Be On the Safe Side

206-427-0703
aaron@inspectionboss.homes
http://inspectionboss.homes

Inspector: Aaron West: License #20109400
Published Report

Well built and well maintained home. There is a small, typical repair/maintenance list. See report for details.

The Scope and Purpose of a Home Inspection

Purchasing property involves risk

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

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.

This is not an inspection for code compliance

This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.

This is just our opinion

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 the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.

The scope of this inspection

This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.

Your expectations

The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.

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.

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 narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”

Observation Labels

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

  • Major 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:
    Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
  • 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.
  • Due Diligence:
    Observation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair.
  • Note:
    Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
  • Description:
    Detailed description of various aspects of the property noted during the inspection.

Summary Page

The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.

Summary

Major Concerns

  • P2-2 Plumbing:

    Leaky waste plumbing was noted. This requires immediate repair. Hire a licensed plumbing contractor to further evaluate and repair these pipes.

Repairs

  • G2-2 Garage:

    The auto-close hinges on the garage door have been disabled. This safety device is recommended to ensure the door is closed to keep pollutants and even fire from spreading into the house. Repair as needed.

  • RCG-3 Roof, Chimney and Gutters:

    The metal chimney cap does not appear to be sloped to drain. This can facilitate corrosion in the cap and leakage in the chimney. Have this cap further evaluated and repaired or replaced by a licensed chimney sweep.

  • EDFW-1 Electric Distribution and Finish Wiring:

    The GFCI protected receptacle in the powder bathroom did not respond to testing and may be defective - it did not trip when tested. Have this receptacle repaired or replaced as needed.

  • EDFW-2 Electric Distribution and Finish Wiring:

    An inoperative receptacle was noted. This may be on a switched or GFCI protected circuit, but no switch or GFCI was found during inspection. Have the receptacle further evaluated and repaired by a licensed electrician. Living Room

  • EDFW-3 Electric Distribution and Finish Wiring:

    Carbon monoxide alarms were found and noted during inspection, but they have not been located adequately. The default safety standard is 1 / floor and 1 outside of all sleeping areas. Be sure to install and check these important safety devices regularly with the test button to ensure they are operational.

  • EDFW-4 Electric Distribution and Finish Wiring:

    Modern standards recommend smoke alarms in all bedrooms, in all hallways outside bedrooms and at least one on each floor of the building. At the time of inspection smoke alarms were incomplete in the bedrooms.

  • HCFV-2 Heating, Cooling, Fireplaces and Ventilation:

    The B-vent flue for the furnace is corroded above the roofline and requires replacement. Have this further evaluated and repaired as recommended by a qualified heating contractor. Please note that the correct cap design can help prevent corrosion of the top of the vent pipe.

  • A-3 Attic:

    Trails noted through the attic insulation indicate rodent activity, this doesn't appear to be active as there were no droppings noted. Have this further evaluated by a qualified pest control service.

  • A-5 Attic:

    The exhaust ductwork for the bathroom fans is disconnected in the attic and requires repair to ensure fan exhaust is properly venting to the exterior. Having exhaust fans venting into the attic can cause lead to seasonal condensation and moisture controls problems and could damage the attic building materials. Repair to ensure proper discharge of air to the exterior and be sure exhaust ductwork is insulated to R-8 or better to reduce risks of seasonal condensation.

  • A-6 Attic:

    Replace the missing soffit vent screens using 1/4 inch wire mesh for screening. This is important to keep birds and inspects out of the attic space. Examples

  • CS3-3 Crawl Space:

    The current vapor barrier in the crawl space is rodent-damaged. Replace vapor barrier. Use 6 mil black plastic to cover all exposed earth.

  • CS3-4 Crawl Space:

    Some of the heating distribution ductwork in the crawl space was noted to be rodent damaged. Have this further evaluated and repaired by a qualified contractor. The ductwork should be insulated to R-8 or better.

Recommended Maintenance Items

  • G-2 Grounds:

    All trees, branches and vegetation should be pruned at least six feet away from the building to eliminate a condition conducive to wood destroying organisms and a path for rodent entry Examples

  • HCFV-3 Heating, Cooling, Fireplaces and Ventilation:

    The dirty air filter for the forced air furnace should be replaced. Plan on replacing air filters every 2-3 months during the heating season.

  • K-2 Kitchen:

    Caulking is needed behind the kitchen sink at the backsplash to prevent water damage.

  • FB5-2 Family Bathroom:

    The backsplash behind the family bathroom sink is not adequately sealed to the countertop and could allow water to get behind the countertop. Seal with caulking.

  • FB5-3 Family Bathroom:

    The stopper to the family bathroom sink is disconnected - adjust / repair stopper as needed.

Due Diligences

  • P2-1 Plumbing:

    No water meter was found. This house seems to be on a public water system, which should have a metering device. Inquire with the seller or the utility as needed to locate the water meter.

Notes

  • GC-2 General Comments:

    The report has been procured by the seller and is provided for informational and disclosure purposes only. It is not intended to constituent a warranty, either expressed or implied about the condition of the property.

  • RCG-2 Roof, Chimney and Gutters:

    The roofing material on this building is a presidential grade shingle. These are often rated as 40-50 year shingles. In practice, as a roof assembly, I find these last closer to 35-40 years depending on the quality of the installation, the steepness of the roof and the amount of exposure. The installation appears neat and professional. Disclose any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties. Please note that roofs are not a shingle. they are an assembly and they require regular cleaning and maintenance to keep them performing reliably.

  • HCFV-5 Heating, Cooling, Fireplaces and Ventilation:

    This house has a timer for a whole house fan - see laundry room. This timer is designed to make a fan come on periodically to exhaust interior air, facilitate air changes and help keep the indoor relative humidity in check - for more information see: this LINK. As a general rule, keep relative humidity around 50% in cold weather to reduce chances for condensation.

  • HCFV-6 Heating, Cooling, Fireplaces and Ventilation:

    Thermal images show the radiant floor pads working in the bathrooms.

  • I-2 Interior:

    During inspection today I inspected the headers and sills around all windows where accessible. I spot checked around windows using a moisture meter. No water stains, signs of leakage or elevated readings were found. This is good. It is always a good practice to monitor any exposed windows, especially those with south and west exposures to check for leaks during heavy wind-driven rains.

  • K-4 Kitchen:

    Cooktop and oven working at time of inspection

  • LF-2 Laundry Facilities:

    Laundry fan working at the time of inspection

  • MB1-2 Main Bathroom:

    I tested the bath fans today and they appeared to be working as intended.

  • MB1-3 Main Bathroom:

    During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks and sounded for loose tile and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.

  • FB5-4 Family Bathroom:

    I tested the bath fans today and they appeared to be working as intended.

  • FB5-5 Family Bathroom:

    During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks and sounded for loose tile and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.

  • PB3-2 Powder Bathroom:

    I tested the bath fans today and they appeared to be working as intended.

  • PB3-3 Powder Bathroom:

    During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks and sounded for loose tile and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.

  • A-2 Attic:

    I inspected the attic space today and no red flags were noted regarding prior moisture build-up or relative humidity. Venting appeared unrestricted where visible. Wood has a nice bright color indicating no prior moisture problems with relative humidity or heat migration into the attic.

  • A-4 Attic:

    The accessible exhaust fan vents in the attic were noted to be correctly terminating to the exterior where visible.

  • CS3-1 Crawl Space:

    The photos provided here show representative images of this crawl space at the time of inspection.

  • CS3-2 Crawl Space:

    During inspection today I was able to crawl the entire crawl space. The sub-floor has been insulated so I pulled insulation back in places to inspect the sub-floor, rim joist and floor frame. Please note that most of the framing was concealed from view by insulation.

  • CS3-5 Crawl Space:

    The crawl space was dry at the time of inspection.

The Full Report

General Comments

Building Characteristics, Conditions and Limitations

Type of Building : Single Family (2-story)

Approximate Square Footage: 2100

The approximate square footage listed here is listed as a courtesy and is based off of public records and disclosure. An evaluation of square footage of the buildings and property lines is beyond the scope of this inspection.

Approximate Year of Original Construction: 1992

Attending the Inspection: Seller and Listing Agent

Occupancy: Unoccupied

Animals Present: No

Weather during the inspection: Clear

Approximate temperature during the inspection: Over 70[F]

Ground/Soil surface conditions: Dry

For the Purposes of This Report, the Front Door Faces: South

(GC-2) Note:

The report has been procured by the seller and is provided for informational and disclosure purposes only. It is not intended to constituent a warranty, either expressed or implied about the condition of the property.

This inspection has been prepared for the seller. Every effort is made on pre-listing inspections to provide the same comprehensive inspection and report as for a buyer's inspection. If you are a buyer and you are reading this report, I am happy to provide a complementary phone consult about this report once I have permission from my client to discuss the report. If repairs have been made, and re-inspection services are requested, I recommend contacting me directly about scheduling a re-inspection of the property. Please note that if you are under contract to purchase the house, Washington state requires that I provide a complete home inspection and report; I am not allowed to provide a verbal consolation.

This house was vacant / unoccupied at the time of inspection. Vacant and unoccupied houses present unique challenges for home inspection, especially the piping and wiring systems which have not be subject to regular use prior to the inspection. While these systems can be tested during inspection, this one-time test is different than regular use and it is difficult to know how these systems will respond to regular use after the inspection. For example, septic systems may initially function and then fail under regular daily use. Plumbing traps may operate with no signs of leaks and then let go when being actively used for a few days. Shower pans may only leak when someone is standing in the shower and taking a shower. Seals for plumbing fixtures can dry up and leak when not is use. Sewer lines with roots may allow water flow, but then fail when waste and tissue are flushed; it can take a few days for that to backup. Please understand we are trying our best to look for clues of past or existing problems to paint a realistic best-guess as to the reliability of these systems during inspection.

Grounds

General Grounds Photos


Drainage and Site

Clearance to Grade: Standard

Downspout Discharge: Below grade

Site Description: Flat

Driveways/Walkways/Flatwork

Driveway: Concrete

Walkways: Pavers, Concrete

Patios: Pavers

Window and Stairwells

None Noted

Grounds, Trees and Vegetation

Trees/Vegetation too near building: Yes - Prune Vegetation off House

(G-2) Recommended Maintenance:

All trees, branches and vegetation should be pruned at least six feet away from the building to eliminate a condition conducive to wood destroying organisms and a path for rodent entry Examples

Exterior Stairs

Exterior Stairs: Standard

Fences

Exterior Fencing: Present

Outbuildings, Trellises, Storage Sheds, Barns

None noted

Exterior Siding, Doors and Windows

Siding and Trim

Trim Material: Wood

Siding Material: Wood

Eaves

Open rafters

Exterior Doors

Solid core, Sliding glass

Exterior Window Frames

Vinyl

Decks, Porches and Balconies

Decks, Porches and Balconies

None noted

Fuel Storage and Distribution

Oil Storage

None noted

Propane Storage

None noted

Gas Meter

Present

Gas Shutoff Location: Side of structure

Gas Pipe Materials: Steel and flex pipe

Gas shutoff

Garage

Garage General

Garage Type: Attached

Garage pictures

Garage Doors and Automatic Openers

Overhead Garage Door Type: Metal

Automatic Garage Opener: Present

Garage Occupant Door: Solid Wood, Hinges Disabled

(G2-2) Repair:

The auto-close hinges on the garage door have been disabled. This safety device is recommended to ensure the door is closed to keep pollutants and even fire from spreading into the house. Repair as needed.

Garage Floor

Garage Slab: Concrete

Roof, Chimney and Gutters

Roof Materials

Method of Roof Inspection: Walked on roof

Roof Style: Gable, Hip

Flashings: Present and Visually Standard

Roof flashings are used to keep a roofing system water proof where the roofing material starts, stops, changes direction or is penetrated. During inspection, we look for standard flashing techniques that could be considered normal or standard in our region. Damaged, incomplete or non-standard flashings can be a sign of an older or less reliable roofing system and may require repair. Any non-standard flashings noted during inspection will be reported on below if found.

Roof Covering Materials: Presidential grade shingle

Approximate Age of Roof Covering: 6-8 Years

Overlay Roof: No

(RCG-2) Note:

The roofing material on this building is a presidential grade shingle. These are often rated as 40-50 year shingles. In practice, as a roof assembly, I find these last closer to 35-40 years depending on the quality of the installation, the steepness of the roof and the amount of exposure. The installation appears neat and professional. Disclose any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties. Please note that roofs are not a shingle. they are an assembly and they require regular cleaning and maintenance to keep them performing reliably.

Roof pictures

Chimneys

Present

Chimney Material: Metal below siding

Chimney Flue Liners: Present

(RCG-3) Repair:

The metal chimney cap does not appear to be sloped to drain. This can facilitate corrosion in the cap and leakage in the chimney. Have this cap further evaluated and repaired or replaced by a licensed chimney sweep.

Skylights

Insulated curb style

Gutters and Downspouts

Gutter and Downspout Materials: Aluminum

Electric Service

Electric Service Permits Found

These images show electric permits found during inspection.

Electric Service Voltage Tested

Service Voltage: 120/240

Electric Service

Service Entrance: Below Ground

Meter Base Amperage: 200

Electric meter

Electric Service Equipment

Service Entrance (SE) conductor Size: Aluminum, 4/0, 200 amps

Main Panel Amperage: 200 amps

Electric Service Amperage: 200 amps

Main Electric Panel Location: Garage

Panel Manufacturer: GE

Panel pictures

Appliance Disconnects

Disconnects Noted: Spa

Spa Disconnect.

Electrical Grounding System

Grounding Rod Noted

Ground rod connections were noted at the exterior. The ground rods looked to be fully driven and connections looked standard,

Electrical Bonding System

Inter-bonding Terminal Noted

Electric Distribution and Finish Wiring

Branch Wiring

Wire Material: Copper

Wiring Method: Non-metallic sheathed cable

Receptacles and Fixtures

Inspection Method: Tested All Accessible

Electric Receptacles: Three wire receptacles

(EDFW-1) Repair:

The GFCI protected receptacle in the powder bathroom did not respond to testing and may be defective - it did not trip when tested. Have this receptacle repaired or replaced as needed.

(EDFW-2) Repair:

An inoperative receptacle was noted. This may be on a switched or GFCI protected circuit, but no switch or GFCI was found during inspection. Have the receptacle further evaluated and repaired by a licensed electrician. Living Room

Smoke and Carbon Monoxide Alarm Systems

CO Alarms: Not Enough

The installation of carbon monoxide alarms is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. In addition, Washington State law (WAC 51-51-0315) now requires UL 2034 approved carbon monoxide alarms in ALL homes and condominiums being sold in Washington State. The location should be: at least one alarm outside of all sleeping areas and one on each floor of the house. Best practices are to have these alarms hardwired with a battery back-up - though requirements are for the installation to meet manufacturer's specifications. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and even death. Alarms have a useful service life of roughly 6 years, so changing them more frequently than smoke alarms is recommended.

Smoke Alarms: None In Bedrooms

During the home inspection, I try and test a representative sample of the smoke alarms by using the test button on the alarms. This is NOT an accurate test of the sensor just a test to see if the unit is powered. For reliability, fire marshals recommended updating smoke alarms every 10 years and changing batters bi-annually. The latest data indicate that we should be using photo-electric technology in our smoke alarms for improved fire detection and to reduce problems with false alarms which can lead to disabling of this important safety system. Unfortunately, the alarms have to be removed to determine if they are photo-electric or ionization types. It is surprisingly complex to accurately test a smoke alarm system and determine the reliability, age, and type of sensor technology used, especially as many homes can have half a dozen or more alarms throughout the house. A complete evaluation of smoke alarms is beyond the scope of this inspection. For optimal fire safety, I recommend taking control of these important safety devices and learning about how to service and maintain your smoke alarm system to keep the building occupants safe. For more information, please read this link. For more information, please read this link.

(EDFW-3) Repair:

Carbon monoxide alarms were found and noted during inspection, but they have not been located adequately. The default safety standard is 1 / floor and 1 outside of all sleeping areas. Be sure to install and check these important safety devices regularly with the test button to ensure they are operational.

(EDFW-4) Repair:

Modern standards recommend smoke alarms in all bedrooms, in all hallways outside bedrooms and at least one on each floor of the building. At the time of inspection smoke alarms were incomplete in the bedrooms.

Heating, Cooling, Fireplaces and Ventilation

Heating System

Energy Source: Natural gas

Heating Method: Gas forced air furnace

Manufacturer: Bryant

Age: 2012

Last Service Record: None

Furnace and dateplate

Vents and Flues

(HCFV-2) Repair:

The B-vent flue for the furnace is corroded above the roofline and requires replacement. Have this further evaluated and repaired as recommended by a qualified heating contractor. Please note that the correct cap design can help prevent corrosion of the top of the vent pipe.

Air Filters

Filtration Systems: Disposable

Your heating system has disposable air filters installed. These should be changed quarterly or more to ensure proper air flow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the air flow in the furnace.

(HCFV-3) Recommended Maintenance:

The dirty air filter for the forced air furnace should be replaced. Plan on replacing air filters every 2-3 months during the heating season.

Cooling Systems and Heat Pumps

Air Conditioning / Heat Pump: None Noted

Heating and Cooling Distribution Systems

Heat Source in Each Room: Present

Distribution Method: Forced Air / Ducts

Thermal images show approximate temperatures at heating registers. I use these images just to show the system was generally functioning during inspection. These are representative photos.

Mechanical Ventilation Systems

Bath Fan Ducting: Ducted to exterior

Kitchen Fan Ducting: Ducted to exterior

Whole House Fans, Ventilation and HRVs: Landry / House Fan Timer (Noted)

(HCFV-5) Note:

This house has a timer for a whole house fan - see laundry room. This timer is designed to make a fan come on periodically to exhaust interior air, facilitate air changes and help keep the indoor relative humidity in check - for more information see: this LINK. As a general rule, keep relative humidity around 50% in cold weather to reduce chances for condensation.

Additional Heat Sources

Description: Radiant Floor - Include IR Images

(HCFV-6) Note:

Thermal images show the radiant floor pads working in the bathrooms.

Gas Fireplaces

Fireplace Types: Gas log in prefabricated ceramic box

Gas Shut off Noted: Yes

This shows the gas shut off for this gas fireplace.

System Responded to Testing: No - System Shut Down - Make Operable Prior to Listing

Plumbing

Water Meter

Not Found - Inquire With Seller

(P2-1) Due Diligence:

No water meter was found. This house seems to be on a public water system, which should have a metering device. Inquire with the seller or the utility as needed to locate the water meter.

Water Service Supply

Pipe Material: Copper

Water Supply: Public water

Water Pressure: Water Pressure Tested, 65 PSI

This shows the water pressure tested during inspection.

Pressure Reducing Valve: None noted

Main Water Shut-off Location: Water Shut Off Location Noted

This shows the location of the main water shut off located in the garage.

Distribution Pipe

Pipe Insulation: Present

Supply Pipe Materials: Copper

Functional Flow: Average

Circulation Pump: None Noted

Waste Pipe and Discharge

Discharge Type: Public Sewer - Buyer

Waste and Vent Pipe Materials: ABS plastic

Location of Sewer Cleanout: Crawl Space

This shows the location of the sewer cleanout found during inspection - crawl space. 📸

(P2-2) Major Concern:

Leaky waste plumbing was noted. This requires immediate repair. Hire a licensed plumbing contractor to further evaluate and repair these pipes.

Water Heater

Manufacturer: Rheem

Data Plate: Shown Here

This shows the data plate for this water heater.

System Type: Tank

Size: 50 gal

Age: 2016

Energy Source: Gas

Straps : Present

Pad: None Needed

Drain Pan: Not Needed

Expansion Tank: Present

Temperature Pressure Relief Value: Present - Not Tested

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 valves at least once a year by lifting the lever to ensure the valve discharges properly and also recommend inspection of these safety devices every three years. The picture here 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.

Water Temperature

Water Temperature Measured During Inspection: 119 Degrees F

This thermal image shows approximate water temperature at the time of inspection.

Exterior Hose Bibs

Operating

Additional Sinks

Tested

Additional Plumbing

Sump Pumps and Drains

Floor Drain: None noted

Sump Pumps: None noted

Interior

General Interior Photos

Floors and Floor Materials

Floor Materials: Carpet, Tile, Hardwood, Plastic laminate

Floor Settlement: None noted

Walls, Ceilings, Trim, Hallways and Closets

Wall and Ceiling Materials: Drywall

Wall Insulation and Air Bypass

Wall Insulation: Not Visible

Stairs and Railings

Standard

Interior Doors

Interior Doors: Hollow Core

Windows

Window Glazing: Double pane

Interior Window Frame: Vinyl

Window Brands Noted: Milgard

(I-2) Note:

During inspection today I inspected the headers and sills around all windows where accessible. I spot checked around windows using a moisture meter. No water stains, signs of leakage or elevated readings were found. This is good. It is always a good practice to monitor any exposed windows, especially those with south and west exposures to check for leaks during heavy wind-driven rains.

Kitchen

General Kitchen Photos

Sinks and Faucets

Tested

(K-2) Recommended Maintenance:

Caulking is needed behind the kitchen sink at the backsplash to prevent water damage.

Cabinets and Countertops

Countertop Material: Slab Surface

Cabinet Material: Wood laminate

Disposers

Disposer: Operated

Dishwasher

Dishwasher: Operated

Dishwasher Air Gap: Just a high loop

Ventilation Method

Fan Ducted to Exterior

Kitchen fan working at the time of inspection

Ranges, Ovens and Cooktops

Range/ Oven /Cook-tops: Gas

(K-4) Note:

Cooktop and oven working at time of inspection

Refrigerators

Refrigerator: Operating

General Kitchen Condition

Standard

Laundry Facilities

Washer

Tested

Laundry Facilities

Dryer

Tested

Power Source: Electric

Exhaust Duct: Ducted to Exterior

Laundry Sinks

None noted

Laundry Ventilation

Type: Laundry fan

(LF-2) Note:

Laundry fan working at the time of inspection

Main Bathroom

General Bathroom Photos

Sinks and Cabinets

Tested

Toilet

Tested

Bathtub / Shower

Tested

Bathroom Ventilation

Type: Bath fan

(MB1-2) Note:

I tested the bath fans today and they appeared to be working as intended.

General Bath Condition

Standard

(MB1-3) Note:

During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks and sounded for loose tile and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.

Family Bathroom

General Bathroom Photos

Sinks and Cabinets

Tested

(FB5-2) Recommended Maintenance:

The backsplash behind the family bathroom sink is not adequately sealed to the countertop and could allow water to get behind the countertop. Seal with caulking.

(FB5-3) Recommended Maintenance:

The stopper to the family bathroom sink is disconnected - adjust / repair stopper as needed.

Toilet

Tested

Bathtub / Shower

Tested

Bathroom Ventilation

Type: Bath fan

(FB5-4) Note:

I tested the bath fans today and they appeared to be working as intended.

General Bath Condition

Standard

(FB5-5) Note:

During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks and sounded for loose tile and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.

Powder Bathroom

General Bathroom Photos

Sinks and Cabinets

Tested

Toilet

Tested

Bathtub / Shower

None noted

Bathroom Ventilation

Type: Bath fan

(PB3-2) Note:

I tested the bath fans today and they appeared to be working as intended.

General Bath Condition

Standard

(PB3-3) Note:

During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks and sounded for loose tile and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.

Attic

Attic Access

Walked

Attic pictures

Roof Framing and Sheathing

Rafters: Truss

Sheathing: Plywood

(A-2) Note:

I inspected the attic space today and no red flags were noted regarding prior moisture build-up or relative humidity. Venting appeared unrestricted where visible. Wood has a nice bright color indicating no prior moisture problems with relative humidity or heat migration into the attic.

Attic Insulation

Insulation Type: Fiberglass

(A-3) Repair:

Trails noted through the attic insulation indicate rodent activity, this doesn't appear to be active as there were no droppings noted. Have this further evaluated by a qualified pest control service.

Attic Fan Exhaust Vents

(A-5) Repair:

The exhaust ductwork for the bathroom fans is disconnected in the attic and requires repair to ensure fan exhaust is properly venting to the exterior. Having exhaust fans venting into the attic can cause lead to seasonal condensation and moisture controls problems and could damage the attic building materials. Repair to ensure proper discharge of air to the exterior and be sure exhaust ductwork is insulated to R-8 or better to reduce risks of seasonal condensation.

(A-4) Note:

The accessible exhaust fan vents in the attic were noted to be correctly terminating to the exterior where visible.

Attic and Roof Cavity Ventilation

Attic Ventilation Method: Soffit vents, Ridge vents, Gable vents

Attic and roof cavity ventilation is a frequently-misunderstood element of residential construction. All roof cavities are required to have ventilation. The general default standard is 1 to 150 of the attic area and ideally, this comes from at least 60% lower roof cavity ventilation and 40% upper, but this is a wild over-simplifications of the subject. As a good guiding principle the most important elements for healthy attic spaces, which are traditionally insulated and ventilated are:

  1. Make sure the ceiling between the living space and the attic is airtight
  2. Ventilate consistently across the whole lower part of the roof cavity with low, intake soffit venting
  3. Upper roof cavity venting is less important and if over-installed can exacerbate air migration into the attic from the living space.
  4. Avoid power ventilators which can depressurize the attic and exacerbate air migration from the house into the attic.

For more information, please see: Link

(A-6) Repair:

Replace the missing soffit vent screens using 1/4 inch wire mesh for screening. This is important to keep birds and inspects out of the attic space. Examples



Crawl Space

General Crawl Space

(CS3-1) Note:

The photos provided here show representative images of this crawl space at the time of inspection.



Crawl Space Access

Method of Inspection: Crawled

During inspection of the crawl space, every effort is made to inspect the entire space. Visual inspection of crawl spaces is difficult and limited as access is often restricted by pipes, ducts and sub-floor insulation as well as limited clearances.

(CS3-2) Note:

During inspection today I was able to crawl the entire crawl space. The sub-floor has been insulated so I pulled insulation back in places to inspect the sub-floor, rim joist and floor frame. Please note that most of the framing was concealed from view by insulation.

Vapor Barrier

Vapor Barrier Material: Plastic on earth, Old and Rodent Damaged

(CS3-3) Repair:

The current vapor barrier in the crawl space is rodent-damaged. Replace vapor barrier. Use 6 mil black plastic to cover all exposed earth.

Crawl Space Ventilation

Ventilation Method: Exterior wall vents

Posts and Footings

Standard

Insulation

Insulation Type: Fiberglass

(CS3-4) Repair:

Some of the heating distribution ductwork in the crawl space was noted to be rodent damaged. Have this further evaluated and repaired by a qualified contractor. The ductwork should be insulated to R-8 or better.

Moisture Conditions

No water was visible or present at the time of inspection

(CS3-5) Note:

The crawl space was dry at the time of inspection.

Structure and Basement

Foundation

% of Foundation Not Visible: 20%

Evidence of Seismic Protection: Present

Signs of seismic protection noted during inspection. This inspection is not a cohesive analysis of seismic engineering, but I do look for signs of seismic protection.

Building Configuration: Crawl space

Foundation Description: Poured concrete

Floor, Wall and Ceiling Framing

Wall Framing: Not visible

Wall Sheathing: Not visible

Floor Framing: Partly visible

Sub-Floor Material: Glimpsed through insulation

Ceiling Framing: Bottom cord of truss

Basement

None

Basement Moisture

Not applicable

Checking Out Procedure

Check Out List

Oven:Off

Lights:Client and Realtor Still In House

Heating and Cooling:Restored to Pre-inspection temperatures

Appliances:Off / finishing cycle

Receipt -- The Full Report

Report # 220909B
Inspection Date: 2022-09-09

Property inspected for:
Sample
Sample

Inspection Fee$500.00
$500.00
PAID

Signed Contracts