Company Information

Orca Inspection Services LLC

206-713-5715

orcainspect@gmail.com
http://www.orcainspect.com
Published Report

This is a custom log home that is roughly 20 years old. The building sits on an amazing waterfront site and has a standing seam metal roofing system with exposed log siding. The interior has an in-floor heating system. This is a high-end log home that seems well executed and well maintained. It is at an age where it could use around of cleanup repairs and a few updates. A few items that stood out are needed repairs to stair systems and some crawl space clean up. Please see the full report for specific details.

Inspected By:

Dylan Chalk, WA State License #365
ICN# 10660AR006

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

  • I-3 Interior:

    STAIR REPAIRS NEEDED

    This building has a sequence of custom wood timbered stairs. These are unique spiral stairs that are beautiful but could use a round of repairs. There are a number of places where stair treads are coming loose and balusters are loose and or missing. Repair are important for safety. Examples of observations noted during inspection include:

    • The guardrail system is incomplete for the exterior of spiral stairs on the south side - also noted treads are loose from missing balusters
    • Exit holes in some of the exposed wood on the south side - holes may be original to the install, but treatment could be needed.
    • One of the stair trades is cracked to the spiral stairs at the south side exterior
    • Stair treads under repair - south side
    • South side spiral stairs were under construction at the time of inspection
    • Loose stair treads were noted in a number of locations
    • Riser heights are not all within 3/8th of an inch - this is a modern safety standard that could be difficult to achieve with these stairs.
    • Baluster missing on lower stairs

    Recommendation

    Hire qualified general contractor to further evaluate and repair all of the stair systems in this building to ensure safe and reliable performance.


    ✒️ - Please note there are a few installation issues with these stairs that may be difficult to correct to comply with modern safety standards. For example the stairs are lacking a proper graspable handrail that meets modern handrail profile requirements. There are also a number of treads with uneven riser heights. Future owners should use caution or consult with a qualified builder about options for repair as desired.

  • CS-2 Crawl Space:

    CRAWL SPACE CLEAN-UP NEEDED

    Overall, numerous repairs are needed to the crawl space below this house. I have made a series of detailed observations in the base of this report but given the extent of repairs I recommend further evaluation of this crawl space by a licensed general contractor as additional repairs could be needed that are latent or concealed. Examples of specific observations noted during inspection include:

    • Adjust the plastic vapor barrier material so all exposed earth is covered.
    • Pipe insulation is incomplete in the crawl space - be sure all pipes are insulated
    • Remove all wood debris from the crawl space to eliminate conditions conducive to wood destroying organisms
    • Strip off/remove all form wood in the crawl space to eliminate a condition conducive to wood destroying organisms
    • Ant frass was noted in the middle space. No ants were found. These look like from pavement ants. Clean and monitor.
    • Sub-floor insulation is damaged and incomplete
    • The south access hatch cover is missing and requires replacement.

Repairs

  • K-1 Kitchen:

    The kitchen sink faucet handle is leaking and needs to be repaired or replaced.

  • RPWDO-1 Rodents, Pests and Wood Destroying Organisms:

    CARPENTER ANTS FOUND - SOUTH SIDE EXTERIOR

    Active carpenter ant activity was noted outside the house at the time of inspection - I found one ant at the south side. No visible damage from carpenter ants was noted during inspection, but concealed damage is always possible with carpenter ants. Carpenter ants are apart of the natural ecosystem, and it is not uncommon to find them around the property. Finding ants outside does not necessarily mean they are in your house, but there is some risk. Options for correction include:

    • Monitor. If you consistently see ants, a treatment may be needed and contact a pest control operator.
    • Take preventative action and hire a pest control operator to further evaluate and treat this property as recommended.

Recommended Maintenance

  • G-5 Grounds:

    TREE AND VEGETATION PRUNING - NORTH SIDE

    Pruning trees, branches and vegetation away from the building 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.

  • E-2 Exterior:

    EXTERIOR LOG MAINTENNACE RECOMMENDED

    A review of the logs during inspection showed a well-maintained exterior, but some maintenance will be needed in the near term. This is common. The exterior of logs should be well-maintained to prevent decay and insect damage, especially where logs are exposed to weather. Maintenance items noted during inspection include:

    • Caulking to failure noted at the water side of the building
    • Trim wood is missing an incomplete the water side deck door
    • A dead carpenter ant was noted inside in this area.
    • Exterior finishes are deteriorating in some exposed locations. This shows the water side deck door
    • Minor cracks are developing in the sealant used to seal checks in sun-exposed logs - re-sealing will be needed soon.
    • Stain failure noted in several places
    • Exit holes noted in the logs on the south stairs and the entry posts. These may be old or even original.... difficult to determine
    • Exit holes noted in the large log at the south side spiral stairs. He's look like carpenter aunt exit holes.
    • Exterior doors need refinishing at the second floor balconies

    Recommendation

    Hire a qualified log home maintenance specialist to further evaluate and implement repairs / maintenance as recommended. Also, disclose to a new owner who has been used for maintenance and any products used for exterior maintenance. .

  • RCG-1 Roof, Chimney and Gutters:

    RECOMMENDED ROOFING MAINTENANCE

    The roofing material on this building is a standing seem metal roof. These are often rated as 35-year roofing systems. In practice, service life depends a great deal on the quality of the roofing materiel, the quality of the installation, the steepness of the roof, roof roof design and the amount of exposure. Visual inspection today revealed the need for roof repairs to ensure reliable performance from this roof. I recommend additional inspection of this roof by a qualified roofing contractor. Repair as recommended. Examples of observations noted during inspection include:

    • Clean organic debris off the garage roof
    • Be sure to keep this drain clear at the base of the dead valley - north of the entry
  • RCG-4 Roof, Chimney and Gutters:

    ROOF AND GUTTER CLEANING NEEDED

    The gutters are clogged with organic debris and require cleaning to ensure proper control of roof runoff. Clean the gutters and ensure they are unobstructed, leak-free and properly sloped to drain. This is routine house maintenance; I would expect the need to clean gutters and downspouts regularly.

Recommended Disclosure Items

  • RCG-2 Roof, Chimney and Gutters:

    WATER STAINS ON CHIMNEY

    Water stains were noted on the chimney in the bedroom side of the chimney. These were dry at the time of inspection.

    Recommendation

    Disclose any history of leakage and repair here. Chimney to roof junctures are common locations for leaks and can require ongoing maintenance.

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

    MECHANICAL VENTILATION

    I did not find any provisions for automatic mechanical ventilation - typical for a building of this age. Disclose any information about ventilation systems here. There may be a system that I overlooked. Interior ventilation systems are often not that critical on larger houses such as these.

  • MB-2 Main Bathroom:

    WATER DAMAGE BELOW MAIN BATH SHOWER - TESTED DRY

    Water damaged plywood and water stains were noted below the main bath shower. This tested dry at the time of inspection. I suspect this is from a prior leak/failure of the main bath shower. The shower looked newer.

    Recommendation

    Disclose any additional information about prior repairs.

Improve Or Upgrade Items

  • LF-2 Laundry Facilities:

    MOISTURE ALARM RECOMMENDED

    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.