ICN# 10579AR029

Wood Destroying Organisms

This report includes a structural pest inspection embedded within the report. All observations in this report that begin with WDO are a part of a WA State Pest Inspection. Orca Inspection Services LLC employs Dylan Chalk, Licensed Structural Pest Inspector ##65540. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Orca Inspection Services LLC is not a mold specialist and recommends consulting with an industrial hygienist or other mold remediation expert if concerned about mold or indoor air quality.Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO) REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING IS AVAILABLE UPON REQUEST.

Summary

Major Concerns

ESDW-2 Exterior Siding, Doors and Windows:
The exterior siding system here is in poor condition, especially where exposed to the weather. Funds should be reserved for extensive siding repairs in the near term and I would expect some concealed water damage in places. I would loosely plan on re-siding the south and west faces of the green building as well as the south face of the yellow building. Hire a qualified general contractor further evaluate and re[pair the exterior siding system as needed. Examples of observations noted during inspection include:
- Missing cedar shingles noted on the south side of the yellow building
- Siding is split and vulnerable to water damage on exposed sides of the yellow building.
- Siding is split and vulnerable to water damage on exposed sides of the yellow building
- The siding at the southwest corner of the green building and below the south deck is likely to have concealed water damage.
- Damaged cedar shingle siding on exposed portions of the green building.
DPB-1 Decks, Porches and Balconies:
Visual inspection of the decking systems indicated the need for rebuilding. There are two decks here, one for each building. I recommend consulting with a qualified general contractor about options for re-building the decking systems here. Repairs or removal should be done as soon as possible and I would consider prohibiting access to these decks as they are damaged and in exceptionally poor condition. There is a risk of collapse under live loads. Examples of specific observations noted during inspection include:
- Deck guardrails are now required to have posts every 6 feet and can no longer be all balusters.
- Significant wood decay in the deck ledger board - I would expect concealed water damage especially below the green building deck.
- The decay in the ledger is at risk of failure due to extensive wood decay.
- Badly damaged posts at the base of the yellow deck - this risks deck failure
- Wood decay developing in the west beam - yellow deck
- The saddle fitting is damaged to the base of the post at the yellow building deck
- No lateral load connections for deck to building
- Wood decaying in the decking of the yellow deck
- Blocking is missing at the joist to beam connection - these are recommended for sheer strength.
RCG-1 Roof, Chimney and Gutters:
This roof is done in an architectural grade composition shingle. The roof looks to be close to the end of its useful service life and localized areas of failure were noted. Roof replacement can be more cost-effective than repairs depending on the scope, cost and urgency of needed repairs.

Recommendation:
Hire a qualified roofing contractor to further evaluate this roof and repair or replace as recommended. Examples of specific observations noted during inspection include:
- Buckling noted in the roofing at the north side
- Damaged roofing shingles noted on the north side. I suspect there are at least 15 or 20 damage shingles.
- Poor slope was noted where the gable roof meets the hip roof
- Physical damage noted at the South side shingles, possibly from pressure washing
- Clean wasps nests from the roof vents
- Roof patching noted on the south side
- The plumbing vent flashings are deteriorated and possibly leaking at the blue building
- Nail pops noted on the south face of the blue building roof
RCG-2 Roof, Chimney and Gutters:
This roof is done in an architectural grade composition shingle. The roof looks to be close to the end of its useful service life and localized areas of failure were noted. Roof replacement can be more cost-effective than repairs depending on the scope, cost and urgency of needed repairs.

Recommendation:
Hire a qualified roofing contractor to further evaluate this roof and repair or replace as recommended. Examples of specific observations noted during inspection include:
- The drip edge flashing is falling out on the north side of the yellow building
- Plumbing vent flashings are deteriorating. This is from the north side of the yellow building
- A poorly sloped section of roof was noted at the northeast corner
- Several damaged shingles were noted at the north side of the yellow roof
- Nail pops were noted at the southeast ridge shingles.
- Damaged roofing shingles noted at the south end of the yellow building
SB-1 Structure and Basement:
Moisture ant damage was noted at the north side of the green building. No live ants were found but damaged wood was noted. Visibility of this area is very limited. I suspect this is the base of the stairs where the concrete has been run over the wood frame. This is a risk design that is showing some signs of failure. I recommend having these locations further investigated by a qualified general contractor - see BOTH buildings. Repair as needed to remove damaged materials and ensure reliable moisture control and performance.
U8-13 Unit # 801:
High humidity an odor of mold noted in this unit, especially at the NE corner bedroom. I recommend additional inspection of this unit. The tenant was complaining that they have to wipe mold from the walls and that the carpet is wet at times of year. Implement repairs as needed for moisture control and indoor air quality and also noted the stains noted on the ceiling of the unit above.
U88-9 Unit # 803:
High moisture meter readings above the shower in 803. Note the anomalies for thermal images as well. I suspect there is a plumbing leak from above here. Repair leaking plumbing and repair damaged finishes as needed.
U89-12 Unit # 805:
Active moisture control problems were noted around the toilet and 805. Moisture is sitting on the finished floor and bolts are corroded.
U89-20 Unit # 805:
Mold like standing noted on the ceiling at the northeast corner of unit 805. This tested dry at the time of inspection but maybe related to moisture control issues in the northeast corner unit below here.
U811-23 Unit # 811:
Mold like substances and moisture control problems are noted around the dryer exhaust vent.
U812-11 Unit # 813:
High moisture meter readings and the ceiling above the bathroom shower in this unit.

Repairs

G1-1 Grounds:
Eliminate wood /soil contact to reduce the chances for rot and pest damage and repair any hidden rot as needed. Generally, a 6-inch clearance between soils and wood is recommended. This is often not realistic on older homes, but repairs should be made to get as much clearance as is possible and all contact with the soils should be eliminated.
G1-2 Grounds:
The grade of the yard is sloping toward the building. Standards recommend a quarter inch / foot slope away from the building or better to prevent water draining toward the house. Over time, negative grading, as this is often called, can lead to moisture and even structural problems with the house. Have this repaired as feasible by a qualified contractor. Often, a swale is used to create a low point away from the house into which water can be diverted away from and around the building.
G1-9 Grounds:
The railroad ties used for garden planter perimeters are rotting, creating a condition conducive to wood destroying insects - see east side. Removal is recommended to eliminate a condition conducive to wood destroying organisms.
RCG-4 Roof, Chimney and Gutters:
The gutters are old and dented, damaged and leaking. I would plan of the need for constant repairs to the gutters and downspouts until updated. The logical time to updates gutters and downspouts if after re-roofing.
CSYB-2 Crawl Space - Yellow Building:
The openings which provide ventilation for the crawl space are obstructed by organic debris in places. I recommend implementing repairs as needed to ensure vents are unobstructed and be sure the vent openings remain reliably screened with 1/4 inch wire mesh.

*Note: General standards for ventilated crawl spaces prescribe 1 square foot of ventilation for every 150 square feet of crawl space or 1/1500 in combination with an approved class 1 vapor retarder material that covers all exposed soils in the crawl space. Vents should be located to provide adequate cross ventilation. Hire a licensed general contractor to further evaluate and repair.
CSGB-1 Crawl Space - Green Building:
The openings which provide ventilation for the crawl space are obstructed by organic debris in places. I recommend implementing repairs as needed to ensure vents are unobstructed and be sure the vent openings remain reliably screened with 1/4 inch wire mesh.

*Note: General standards for ventilated crawl spaces prescribe 1 square foot of ventilation for every 150 square feet of crawl space or 1/1500 in combination with an approved class 1 vapor retarder material that covers all exposed soils in the crawl space. Vents should be located to provide adequate cross ventilation. Hire a licensed general contractor to further evaluate and repair.
RPWDO-1 Rodents, Pests and Wood Destroying Organisms:
Wood and cellulose debris was noted in the crawl space. This can encourage wood-destroying organisms such as subterranean termites. Removal of all cellulose debris from the crawl space is recommended to eliminate conditions conducive to wood-destroying organisms.
U8-5 Unit # 801:
No drain pan has been installed below the water heater here. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. Where a pan does not already exist, the tricky part is providing a drain to the outside. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention.
U8-17 Unit # 801:
Laundry fan:
- The fan is currently clogged
- Consider improving the fan for the laundry room and installing a 24-hour timer to control humidity.
- Damaged vent cover at the west side of the yellow building
U88-5 Unit # 803:
No drain pan has been installed below the water heater here. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. Where a pan does not already exist, the tricky part is providing a drain to the outside. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention.
U89-8 Unit # 805:
A drain pan has been installed below the water heater, but no drain was noted for the pan. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention.
U810-7 Unit # 807:
A drain pan has been installed below the water heater, but no drain was noted for the pan. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention.
U811-7 Unit # 811:
A drain pan has been installed below the water heater, but no drain was noted for the pan. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention.
U811-12 Unit # 811:
The bathroom in this unit is in poor condition. The finishes and fixtures are old and will be increasingly unreliable. Updating/remodeling this bathroom will be needed in the near term. The urgency of updating can be subjective but waiting will risk water damage to surrounding finishes.
U812-8 Unit # 813:
No drain pan has been installed below the water heater here. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. Where a pan does not already exist, the tricky part is providing a drain to the outside. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention.
U813-7 Unit # 815:
A drain pan has been installed below the water heater, but no drain was noted for the pan. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention.
U813-12 Unit # 815:
The bathroom in this unit is in poor condition. The finishes and fixtures are old and will be increasingly unreliable. Updating/remodeling this bathroom will be needed in the near term. The urgency of updating can be subjective but waiting will risk water damage to surrounding finishes.
U814-9 Unit # 817:
No drain pan has been installed below the water heater here. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. Where a pan does not already exist, the tricky part is providing a drain to the outside. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention.

Recommended Maintenance

G1-7 Grounds:
Pruning trees, branches and vegetation away from the house is recommended. Where trees, branches and large shrubs can provide rodent access to the roof, a minimum 6-foot clearance is recommended as many rodents can jump 6-feet. All vegetation, including smaller landscaping such as grasses, flowers and shrubs should be kept 1-foot off the house to eliminate contact which could trap moisture against the building.
A-5 Attics:
The exhaust ductwork for the kitchen fan is uninsulated in the attic space. This can lead to seasonal condensation problems and is less energy efficient. Replace these exhaust vents with insulated exhaust ducts or insulate to R-8 or better.

Due Diligence Items

A-3 Attics:
White stains were noted on the roof decking material when viewed from the attic. This indicates the attic has experienced prior condensation problems during the cold weather months. Generally, the way to prevent seasonal condensation in an attic involves a 4-pronged approach:
1. Air seal the ceiling as is feasible to slow air migration from the interior into the attic.
2. Be sure all bath and kitchen fans in the attic are well-sealed and venting to the exterior.
3. Keep indoor relative humidity below 55% during cold-weather months
4. Make sure the roof cavity / attic spaces are correctly ventilated.
Options for handling this include:
- Implement the cheapest and most obvious repairs and monitor during cold weather to make sure the space is staying dry and take additional corrective action only if needed
- Have it further investigated by a mold remediation or building performance contractor.
It is difficult to gauge during a one time inspection the degree to which this is an older or intermittent problem. This makes it difficult to make an accurate recommendation for corrective action as it can take time to determine a practical scope and urgency for repair. For more information about roof condensation problems, please see the attached hot link above. Observations noted during inspection include:
- Mild white discoloration was noted in places. This may not be worth correcting and cold be an older condition. Also note some black staining around nail heads
- This was localized and not too bad.

Improve Or Upgrade Items

U8-15 Unit # 801:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
U88-15 Unit # 803:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
U89-24 Unit # 805:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
U810-14 Unit # 807:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
U811-21 Unit # 811:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
U812-16 Unit # 813:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
U813-22 Unit # 815:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
U814-20 Unit # 817:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.

Company Information

Orca Inspection Services LLC