Company Information

Orca Inspection Services LLC

206-713-5715

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

This is an amazing 1963 mid-century modern buildings that has some fantastic architectural character and seems generally well maintained. However, the building has not had much in the way of updates. Kitchens and bathrooms are moistly original, the crawl space is in rough shape, wiring is pretty original and the house is heated with an oil furnace and electric heaters. I would expect a new owner would want to develop a plan for updating some of the systems in the buildings while also maintaining the great character here. Please see the complete report for specific details.

Inspected By:

Dylan Chalk, WA State License #365
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

  • DPB-2 Decks, Porches and Balconies:

    WEST DECK REPAIRS

    Repairs are needed to the west deck:

    • Non-treated beams for the west deck are showing signs of localized wood decay
    • The west deck is lacking proper blocking where the floor joists land on the beam
    • Anobiid beetle damage noted in some of the exposed floor joists to the west deck
    • Localized wood decay was noted in the deck guard system at the west side
    • Openings in the deck guardrail are larger than the modern standard 4 in

    Recommendation

    Hire a qualified contractor to further evaluate and repair.

  • CS-1 Crawl Space:

    CRAWL SPACE CLEAN-UP AND RODENT PROOFING REPAIRS 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 what is visible, additional repairs could be needed that are latent or concealed. Examples of observations noted during inspection include:

    • Rodent traps noted in the crawl space
    • Rodent damaged sub-floor insulation
    • A clear plastic vapor barrier has been used - modern standards are for 6 mil black plastic
    • The vapor barrier is incomplete in places in the crawl space - all exposed soils should be covered with 6 mil black plastic or better.
    • Incomplete sub-floor insulation
    • Incomplete pipe and heating duct insulation

    Recommendation

    I recommend further evaluation of this crawl space by a licensed general contractor. Implement clean-up and repairs as deemed necessary.

Repairs

  • G1-10 Grounds:

    WOOD DECAY IN RETAINING WALL MATERIAL - STUDIO

    Wood decay was noted in the wood retaining wall material around the property. Repair/replacement will be needed in the near term to eliminate a condition conducive to wood-destroying organisms and protect the soils from movement.

    Recommendation

    Hire a general contractor specializing in retaining walls to further evaluate and repair as recommended to ensure stable soils.

  • 2FB-3 2nd Floor Bathroom:

    WALL MOUNTED TOILET

    The wall mounted toilet in this bathroom has leaked. This could make that toilet less reliable and vulnerable to failure. Consult with a licensed plumber to further evaluate and repair this toilet to ensure reliable performance and please note that wall mounted toilets can be difficult to service and replace as they are more unusual.

  • FB-2 Family Bathroom:

    OLD SHOWER TILE - FAMILY BATH

    The tile in the bathroom shower surround is old and may require updating at any time. The reliability of tile depends on what the tile is mounted on and what it is mounted with: this is not visible to inspection. Hire a tile specialist to further evaluate and repair this tile as recommended. Additional inspection could reveal an easy repair or concealed water damage and the need for full replacement, a significant expense. Examples of observations and red flags found during inspection include:

  • GB-4 Guest Bathroom:

    OLD SHOWER TILE - STUDIO BATH

    The tile in the bathroom shower surround is old and may require updating at any time. The reliability of tile depends on what the tile is mounted on and what it is mounted with: this is not visible to inspection. Hire a tile specialist to further evaluate and repair this tile as recommended. Additional inspection could reveal an easy repair or concealed water damage and the need for full replacement, a significant expense. Examples of observations and red flags found during inspection include:

Recommended Maintenance

  • G1-5 Grounds:

    TREE AND VEGETATION PRUNING - STUDIO

    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.

Improve Or Upgrade Items

  • G1-7 Grounds:

    BEACH STAIRS NOTED

    Evaluation of beach stairs is beyond the scope of this inspection. Beach stairs seldom conform to modern safety requirements and are often constructed in challenging settings and exposed to the weather. This makes beach stairs a common area for safety and maintenance concerns. Several items were noted during a cursory visual inspection:

    • The handrail system has a number of rotted pieces

    Recommendation

    Consult with a qualified general contractor about options for improving beach stairs as desired for improved safety and reliability.

  • 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

  • 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.

  • LF-5 Laundry Facilities:

    LAUNDRY FAN RECOMMENDED

    No ventilation fan was found for the laundry facilities. This is common in older buildings and required in newer buildings. Installing a ventilation fan is recommended to help control indoor relative humidity. This fan can be run during operation of the laundry and/or placed on a timer to come on automatically throughout the day.

  • 2FB-5 2nd Floor Bathroom:

    INADEQUATE BATHROOM VENTILATION

    No ventilation fan was noted in the upstairs bathroom; there is a window but no fan. Fans that vent to the exterior are recommended and will help reduce indoor humidity and risks for molds. Installation of a bath fan is recommended.