ICN# 10660AR009

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

E-1 Exterior:
A PLAN IS NEEDED FOR THE EXTERIOR ENVELOPE
Overall, a cohesive plan is needed for the exterior envelope of this building. The siding, decks, windows and gutter systems all require repair or updating. I would consider siding replacement on several sides of the building- see the entry side. I would also consider at least some window updating with lower-maintenance vinyl windows. The scope and extent for some exterior updates is subjective but there are some urgently needed repairs to this exterior. Examples of observations and red flags found during inspection today include:
- Localized wood decay in the garage door trim
- Fairly extensive wood decay noted in the inside corner by the garage
- The metal flashing at the base of the siding near the garage is not sloped to drain. This is causing wood decay in the base of the siding.
- Paint failure was noted on the exposed south facing siding
- Missing siding noted at the entry porch
- Damaged siding noted below the hose bib at the entry
- Paint failure noted on exposed south facing wood windows
- The flashings at the base trim have reverse slope. This is causing wood decay in the base of the siding
- Inadequate kick out flashing noted at roof to wall junctures
- Localized wood decay noted in the wood siding above the windows at the west face
- Wood decay and paint failure - west kitchen window
- Localized wood decay noted where the siding is in decking contact at the back deck
- Localized wood decay in the fascia at the inside corner by the entry
- The siding on the exposed chimney chase is in poor condition
- The neighbors appeared to have updated fiber cement siding on some faces of the building as well as a newer roofing system.
- Inadequate clearances between siding and roofing.
- Loose window hardware noted on some of the interiors of the windows.
- A lost seal was noted in the window glass at the south facing entry side of the building
Recommendation
Hire a qualified general contractor to further evaluate this exterior envelope and make repairs as recommended to ensure reliable performance.
DPB-1 Decks, Porches and Balconies:
DECK REPAIR OR REPLACEMENT NEEDED
Repairs are needed to the decks on this building. Options include a full re-building or implementing repairs as deemed feasible to prolong the safe useful life of the deck. Examples of specific observations noted during the inspection include:
- Settlement was noted in the entry stairs. I would consider rebuilding where exposed to the weather.
- Inadequate support and slippery decking noted at the back deck stairs
- The back deck is very slippery and needs to be cleaned and re-stained.
Recommendation
Hire a qualified general; contractor to further evaluate and repair or replace the decking systems as needed.
DB-3 Downstairs Bathroom:
WATER DAMAGED FINISHES IN BATHROOM
Water damaged finishes were noted around the bath tub in the downstairs bath. This is often caused by occupant behavior. The shower head seams to be spraying at the back wall and water must be seeping around the door. This condition risks concealed water damage.
Recommendation
Hire a qualified general contractor to further evaluate and repair water damage as needed.
CS-1 Crawl Space:
CRAWL SPACE CLEAN-UP
Overall, numerous repairs are needed to the crawl space below this building. I have made a series of detailed observations in this observations but given the extent of repairs I recommend further evaluation of this crawl space by a licensed general contractor who specializes in crawl space clean-up as additional repairs could be needed that are latent or concealed.
Examples of Observations Noted During Inspection Include
- The plastic vapor barrier is incomplete in places
- The sub-floor insulation is rodent-damaged and requires repair and replacement
- The sub-floor insulation is missing in places and requires tune-up repairs
- The access hatch on the interior could use insulation
- The plastic vapor barrier has slid of of position in places and requires adjustment
- Wood debris needs to be removed from the crawl space
- Moderate water was noted in the crawl space indicating a qualified contractor is needed to diagnose and repair drainage problems

Repairs

G1-1 Grounds:
POOR GRADE NOTED - ENTRY WALKWAY
The walkway is sloping toward the building. This will cause water to drain toward the building and could lead to moisture control problems. Repair or replace the hardscape as needed so that it is graded away from the building.- a good rule of thumb is a minimum 1/4-inch/ foot slope away from the building.
RCG-2 Roof, Chimney and Gutters:
GUTTER AND DOWNSPOUT REPAIRS
The gutters and downspouts require repairs to ensure reliable performance. Gutter and downspout systems are critical for controlling roof runoff and preventing water from damaging the building. Regular gutter care is needed to keep this system working reliably, especially keeping gutters clean, well-secured, and draining away from the structure. Implement gutter and downspout repairs as needed. Examples of specific observations noted during the inspection include:
- The gutters are clogged with organic debris and require cleaning. They also require localized seal-up repairs.
WH-3 Water Heaters:
NO DRAIN PAN FOR WATER HEATER
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.
K-6 Kitchen:
INSTA-HOT IS UNPLUGGED
The Insta-hot appliance below the kitchen sink is unplugged. I was unable to test this as I do not like to plug things in that have been unplugged as I do not know why they were unplugged and this could have been done for safety reasons. Inquire with the tenant for additional information and have this made operable as needed.

Recommended Maintenance

G1-3 Grounds:
TREE AND VEGETATION PRUNING
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.
A-5 Attic:
INCOMPLETE SOFFIT VENTING
The soffit venting on this house appears to be incomplete. This is common on older houses that often had wood roofs, or were simply built prior to requirements for insulation and ventilation as done today. It can be complex to know the urgency of repair. This is how many old homes were constructed, but as we improve insulation levels, it is wise to improve a corresponding amount of roof cavity ventilation to reduce risks from seasonal condensation and too keep the attic space cool. Consult with a qualified general contractor about installing soffit venting or lower, "intake" vents for the roof cavity / attic space.

Due Diligence Items

A-3 Attic:
EVIDENCE OF MINOR ATTIC CONDENSATION PROBLEMS NOTED
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. Attic condensation problems can be seasonal and related to occupant behavior and even drainage. 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:
- Minor staining noted in a few spots at the upper roof access
- Staining adjacent to the skylight indicates some air leakage from the skylight

Improve Or Upgrade Items

RCG-3 Roof, Chimney and Gutters:
UPPER DOWNSPOUTS DRAIN ONTO LOWER ROOF
Several of the downspouts on the upper gutter system are terminating onto the lower roof. This is industry standard practice but it will prematurely deteriorate the roofing shingles in these locations and it is not recommended by many shingle manufacturers. I recommend extending the downspouts into lower gutters to better protect the roof.
HCFV-4 Heating, Cooling, Fireplaces and Ventilation:
MECHANICAL VENTILATION
This building has no provisions for automatic mechanical ventilation - I did not find a 24 hour timer for a fan anywhere - typical for a building of this age. Installing a bath or laundry fan on a 24 hour timer is recommended to ensure mechanical air changes. This can help keep relative humidity in check. As a general rule, keep relative humidity below 55% in cold weather to reduce chances for condensation. You can monitor relative humidity with inexpensive temperature and relative humidity gauges. For a nice fan system I recommend looking at Panasonic Whisper Green fans - these do not rely on a timer and run continuously to facilitate air changes. Panasonic Fans Website
✒️ - A nice quite new fan on a timer in the laundry would be a great way to help control indoor humidity.
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.

Company Information

Orca Inspection Services LLC