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-2 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-3 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 restained.
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.
E-3 Exterior:
DAMAGED DOOR SWEEP
Repair the damaged sweep at the exterior door. The sweep is the weather strip material below the door that helps prevent wind-driven rain and air from leaking under the door.
- Damaged weather strip noted at the back deck door
G-1 Garage:
REPAIR OPENINGS IN GARAGE FINISHES
Several unprotected openings were found in the garage wall fire separation. This should be repaired to complete the fire separation. Standards recommend complete sheetrock walls and ceilings between the garage and all habitable space. Use type C or type X sheetrock as needed to complete large openings in the fire separation and seal up all small gaps in the walls with fire stop caulking or drywall mud as needed.
- Openings were noted in the garage sheetrock. These constitute breaches in the fire separation
- Openings were noted around the overhead garage door opener
- Access to the water pipe bonding connection is missing a cover plate in the garage
G-4 Garage:
DAMAGED LIGHT COVER FOR OVERHEAD DOOR
Replace the damaged/melted cover for the overhead door opener and use a low-wattage bulb to prevent overheating.
G-5 Garage:
DELAMINATING GARAGE DOOR
The wood overhead garage door is old and delaminating / rotting and is close to the end of its useful service life. While repair is likely possible, updating this door is recommended. Consult with a qualified contractor about options for updating this overhead door.
RCG-3 Roof, Chimney and Gutters:
ROOF REPAIRS RECOMMENDED
The roofing material on this building is done in an architectural-grade composition shingle. These shingles are often rated as 25-30 year shingles, though I find in practice, as a roof assembly, 18-22 years is more realistic depending on the quality of the installation, the amount of exposure, and the pitch of the roof. Please note that roofs are not a shingle, they are an assembly, and they require regular maintenance to keep them performing reliably. Examples of specific observations noted during the inspection include:
- Heavy moss and organic debris buildup noted on the north face of the roof
- Heavy moss and organic debris build up noted at the valley on the back side of the building
- Shingles are showing signs of age as granule loss was noted in multiple places
Recommendation
Hire a licensed roofing contractor to further evaluate and repair the roof as recommended to ensure reliable performance. Treat and remove organic debris as needed to ensure reliable drain paths.
RCG-4 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.
EDF-2 Electric Distribution and Finish:
GFCI's WIRED IN SERIES
Several GFCI-protected breakers were noted to be wired in series - see the exterior west side and 2nd floor bathroom. This is not a safety hazard, but it is a non-standard installation and can be confusing when going to re-set breakers, as re-set buttons will not re-set if another GFCI is tripped on the same circuit. Have this further investigated and repaired by a licensed electrician.
EDF-5 Electric Distribution and Finish:
SMOKE ALARMS NOT USING HARDWIRING
The smoke alarms installed are newer, but they are not using the wiring provided and are just battery operated. If wiring is present, smoke and carbon monoxide alarms should use the hardwiring with battery back-up. This may necessitate changing the wiring termination so it fits the modern alarms. Consult with a licensed electrical contractor about options for repairs.
EDF-8 Electric Distribution and Finish:
SOME ALARMS INCOMPLETE
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.
WH-3 Water Heaters:
WATER HEATER SEISMIC RESTRAINTS
Install listed seismic straps to restrain the water heater in the event of an earthquake; none were noted during inspection. Two straps should be located on the water heater: one on upper 1/3rd of tank and one at the lower 1/3rd.
WH-4 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.
WH-7 Water Heaters:
WATER HEATER RELIEF VALVE
The discharge tube for the water heater temperature and pressure relief valve (TPRV) is plumbed using a corrugated supply connector. Though this is common, this restricts the diameter of the opening and is unsafe and not recommended - see attached link. Ideally, the discharge tube for a relief valve:
- Terminates to an exterior location or above a drain, though this is not always possible
- Terminates between 6 and 24-inches off the ground (UPC)
- Slopes to drain to prevent water pooling inside the discharge tube
- Is not made from pipe with an inside diameter less than 3/4 on an inch
- Terminates to a visible location that can be monitored for leaks and discharges
- Does not have a threaded termination point which would prevent accidental capping of this important discharge
- Does not terminate into a drain pan
Recommendation
Have this relief valve discharge tube further investigated and repaired as recommended by a licensed plumber.
K-7 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.
LF-5 Laundry Facilities:
CORRUGATED DRYER EXHAUST VENT IN A CONCEALED SPACE
The dryer exhaust duct is done in a corrugated vent pipe. This is not recommended as the corrugations can trap lint which can become a fire hazard. Some types of corrugated vent pipe can be used for the transition duct directly behind the dryer, but in concealed spaces such as behind walls, in attics, and in crawl spaces, corrugated exhaust vent pipe is not recommended. I recommend additional inspection and repair of this dryer exhaust vent by a qualified contractor. Use smooth wall metal pipe only, and if the exhaust duct is run outside the thermal envelope, the exhaust duct should be insulated to reduce risks of condensation.
A-1 Attic:
INSULATE ATTIC ACCESS HATCH
The attic access hatch requires insulation and weather stripping to prevent heat loss and heat migration into the attic.
CS-3 Crawl Space:
AIR SEAL AND INSULATE CRAWL SPACE ACCESS
The crawl space access hatch should be insulated and weather-stripped to prevent heat loss and air leakage.

Recommended Maintenance

G1-2 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.
G-3 Garage:
AUTO-CLOSE HINGES FOR GARAGE OCCUPANT DOOR
The auto-close hinges on the garage occupant 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.
EDF-4 Electric Distribution and Finish:
GFCI PROTECTION RECOMMENDED
Since the 1970s, requirements for GFCI (Ground Fault Circuit Interruption) protection have changed, and locations requiring GFCI protection seem to get added with every code cycle. It is common for older residential buildings to have some or even many electric receptacles that do not meet modern safety standards. GFCIs have proven successful at reducing electrocutions, and it seems likely that someday, every circuit, receptacle, and appliance in the building will require GFCI protection. The first chart below shows how successful GFCIs have been at reducing risks from electrocution. The second illustration shows where GFCI protection is required as of the 2020 NEC and WAC. As a general best practice for safety. For improved safety, I always recommend bringing GFCI protection up to modern safety standards.

During inspection today, I noted that GFCI protection is inconsistent with modern minimum standards for safety in the following locations:
- GFCI protection is incomplete for kitchen countertop receptacles
- No GFCI protection noted for the laundry
HCFV-1 Heating, Cooling, Fireplaces and Ventilation:
CLEAN THE ELECTRIC HEATERS
The electric wall heaters are dirty and require cleaning - several of the heaters were smelling of burning dust during operation. Best practices are to turn power off to the heater and use compressed air to clean the dust from the heating elements. The fan blades can be wiped or vacuumed as needed then restore power. Many manufacturers of these heaters recommend cleaning every six months to prevent a fire hazard. They also recommend keeping all electric cords, curtains and furniture at least three feet from the heater.
WH-5 Water Heaters:
NO THERMAL EXPANSION DEVICE
No thermal expansion device was found for the water heating system. Some type of thermal expansion device is required for closed plumbing systems. This is typically provided by an expansion tank at the water heater. Thermal expansion devices help prevent unwanted pressure build-up in piping systems.
WH-9 Water Heaters:
WATER TESTED HOT
Testing of the plumbing system today, the water tested as too hot - 129 degrees F. This is a scald hazard. To prevent scalding, standards recommend indoor hot water temperatures do not exceed 120 degrees. There is some evidence that hot water temperatures should be greater than 130 degrees to prevent Legionnaires' disease from developing in the water heater. If this is a concern, you can heat the water in the tank to 140 degrees F and have a tempering valve installed at the hot water tank. Have this further evaluated and repaired by a licensed plumber, or simply turn down the temperature as desired to eliminate a scald hazard. Please note that during the inspection, it is difficult to accurately test the water temperature as it can vary between fixtures. Testing is done in multiple locations during the inspection, and a median temperature is taken.
I-1 Interior:
OLDER CARPETING
The wall-to-wall carpeting is older and showing signs of age, indicating it may require updating soon. The urgency of updating depends on your desire for cosmetic appearance. See the attached photos showing localized staining and damage.
K-2 Kitchen:
CABINET REPAIRS
Tune-up repairs are needed to the kitchen cabinets. Repair as desired. Examples of observations noted during inspection include:
- Cabinet finishes are worn and some loose hardware was noted.
DB-2 Downstairs Bathroom:
UPDATE BATHROOM SOON
With the exception of any comments listed above, this family bathroom was in serviceable condition. However, the finishes and fixtures are old and will be increasingly unreliable. Updating / remodeling this bathroom would be a logical improvement in the near term. The urgency of updating will depend on how often this bathroom is to be used and personal desired for reliability and cosmetic appearance.
A-4 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

GC-3 General Comments:
OLD BUILDINGS AND LEAD AND ASBESTOS
In 1978, federal laws were passed to prohibit use of lead and asbestos in building materials. Manufacturers of building materials were allowed to sell existing stocks of materials that were manufactured with lead and asbestos, so even buildings constructed as late as the mid-1980's could possibly contain lead or asbestos. Identification and testing for lead and asbestos and other environmental testing is beyond the scope of this home inspection. If you wish to seek additional information, I recommend contacting an environmental lab or industrial hygienist.
EDF-3 Electric Distribution and Finish:
BUILT-IN MICROWAVE ON COUNTERTOP CIRCUIT
A built-in microwave has been installed on one of the kitchen countertop circuits. This is OK if the microwave is under 10 amps. The general rule of thumb is not more that 50% of the rating of the circuit. Usually these are 20 amp circuits. Larger microwaves on shared circuits can lead to overheating. I recommend reviewing the owners manual to verify.
P-4 Plumbing:
VIDEO SEWER SCOPE RECOMMENDED
An evaluation of the sewer line below the ground is beyond the scope of this inspection. A sewer scope is recommended to further evaluate the sewer line and the below ground connections between the house and the municipal sewer line as these are not visible to inspection. Sewer scopes are done using video cameras and can show the materials, condition and reliability of the sewer line. If a video scope has not been done recently, I recommend having a sewer scope performed.
A-2 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
RPWDO-1 Rodents, Pests and Wood Destroying Organisms:
ANT BAITS FOUND
An ant trap was found in the bathroom. These are common traps from the hardware store and often used for "sugar ants," or odorous house ants. Inquire with the tenant for any history of ant problems or treatments.

Items for Monitoring

WH-2 Water Heaters:
OLDER WATER HEATER
This water heater is likely close to the end of its useful service life. The average life of a water heater is statistically 8-12 years though in practice, they can vary widely between 8-20 years depending on water quality and maintenance schedule such as frequency of flushing the tank and replacing sacrificial anodes. Budget to replace this water heater at any time. Water was hot at the time of inspection.

Improve Or Upgrade Items

RCG-5 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.
ES-2 Electric Service:
IMPROVED CONDUCTOR IDENTIFICATION RECOMMENDED
The white conductors inside the electric panel at the breakers are not correctly identified as hot or ungrounded conductors - these should be painted in black or red ink for correct identification and improved safety. I would do this in the context of other electrical repairs or upgrades.
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.
K-4 Kitchen:
DUCTLESS KITCHEN COOKTOP EXHAUST FAN NOTED
A ductless exhaust fan was noted for the cooktop. Installation of a fan that ducts to the exterior is recommended to remove moist air and odors to the exterior. Please note that if you switch to a gas range or cooktop in the future, a fan that vents to the exterior is still not required, as long as there is some ventilation in the kitchen, but it is more strongly recommended. Gas ovens produce carbon monoxide while running and should have an exhaust vent to the exterior.
✒
- In modern construction, all kitchens require some form of mechanical ventilation but modern buildings are generally much tighter and have more precise requirements for mechanical ventilation. It was common for older kitchens to have fans that do not vent to the exterior.
LF-3 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.

Efficiency Items

HCFV-2 Heating, Cooling, Fireplaces and Ventilation:
CONSIDER A DUCTLESS HEAT PUMP
Consider upgrading the heating system by installing a ductless mini-split heat pump - this system will be 3-4 times more efficient than the electric boiler. This type of heating system is also much safer as it does not pose the fire and burn hazards of conventional electric heaters. Ductless heat pumps will also have the benefit of cooling. Sample Brochure.
A-3 Attic:
OLD ATTIC INSULATION
The attic insulation could be improved to modern standards, which recommend R-49 on the floor and R-21 on the walls. R-value is the measure of resistance to heat loss; the higher the R-value, the better the insulation. During insulation repairs, it is best practice to implement any air seal-up repairs to seal air leakage. Also, be sure you have completed any wiring or other projects needed in the attic. Then, hire an insulation contractor to improve thermal barriers.

Company Information

Orca Inspection Services LLC