Company Information

Orca Inspection Services LLC

206-713-5715

orcainspect@gmail.com
www.orcainspect.com
Published Report

The scope of work here includes a visual inspection below 49 units to check for the presence of drainage problems and the presence of obvious moisture control problems. For record keeping at least 1 picture has been taken below each unit and an assessment will be made regarding the presence of and extent of water below the unit. Each unit will be given a 0-5 subjective score, to try and estimate the severity of the drainage problems noted during inspection, with 0 being no visible signs of moisture noted. To keep costs down, this inspection and report do NOT include a complete crawl of the crawl space. This report and inspection are a cursory a look below each space. The scope of the inspection is designed to be a quick overview type assessment of drainage problems. This limitation could lead to some inaccurate information, but this limitation has been agreed to given the cost to the association of completely crawling and documenting all 49 units.

Inspected By:

Dylan Chalk, WA State License #365

The Scope and Purpose of a Home Inspection

Purchasing property involves risk

The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.


A home inspection is not an insurance policy

This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.


A home inspection is visual and not destructive

The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.


This is not an inspection for code compliance

This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.


This is just our opinion

Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.


The scope of this inspection

This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.


Your expectations

The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.


Your participation is requested

Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.

How to Read This Report

Getting the Information to You

This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, descriptions, videos and hot links to additional information.

The best way to get the layers of information that are presented in this report is to read your report online (the HTML version), which will allow you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information. The HTML version of this report also contains streaming videos. Short video clips often contain important information and critical context and sounds that can be difficult to capture in words and still pictures.

For the most reliable viewing experience, I recommend viewing the report on as large a screen as practical, as much detail can be lost on small devices like smart phones. For similar reasons, reports should only be printed in color to retain as much detail as possible and minimize misinterpretation of photographs.

This report can also be printed on paper or to a PDF document.


Chapters and Sections

This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.

Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”


Observation Labels

All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:

  • Major Concern:
    Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
  • Repair:
    Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.


Pest Inspection

All items with the bug logo () are part of a structural pest inspection. If your inspector included a structural pest inspection as a part of the scope of your home inspection, you can distinguish pest inspection items by this logo. You can also go to the pest inspection summary page to see a summary of the items that are part of a pest inspection.


Summary Page

The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.


Moisture Meter Testing

Where moisture meter testing is indicated in this report a Protimiter Survey Master Dual Function was used.

Summary

Major Concerns

  • DA2-7 Drainage Assessment - 200's:

    Active drainage issues noted behind the building and below. This unit has the worst drainage problems at the moment. It is difficult to determine if this is from ground water or from perhaps a sewer line leak or both?

  • DA2-17 Drainage Assessment - 200's:

    Pretty dry now, but it seems like this unit has had some drainage issues during the wet season. Note the settlement in the block.

  • DA5-5 Drainage Assessment - 500's:

    I would expect seasonal drainage issues here. Active pooling outside by the parking space.

Repairs

  • DA2-3 Drainage Assessment - 200's:

    Water was present below this unit at the time of inspection.

  • DA2-10 Drainage Assessment - 200's:

    Dampness noted. Looks to get worse seasonally.

  • DA4-4 Drainage Assessment - 400's:

    Wetness noted on foundation: consider improve vapor barriers and ventilation.

  • DA4-8 Drainage Assessment - 400's:

    Minor water noted below this unit - dry time of year.

  • DA4-14 Drainage Assessment - 400's:

    Minor water below this unit - west side. Poor grade - note the slope toward the building

Drainage Assessment - 200's

Unit #204

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Looks like past seasonal minor water. Stains at base of blocks. Vapor barrier incomplete. Subfloor insulation and vapor barrier incomplete. No water at the time of inspection.

Unit #206

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #207

Water Present or Visible From the Access Point: Yes

Severity of Water Noted: 2

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #208

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #209

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Dry.

Unit #210)

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Leaking plumbing, but no signs of ground water.

Leaking plumbing.
Leaking plumbing.

Unit #211

Water Present or Visible From the Access Point: Yes

Severity of Water Noted: 4

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

(DA2-7) Major Concern:

Active drainage issues noted behind the building and below. This unit has the worst drainage problems at the moment. It is difficult to determine if this is from ground water or from perhaps a sewer line leak or both?

Low point and standing water - west side

Water shut off is submerged. The gray color to the water could indicate a sewage problem as well.

Low point and standing water - west side

Water shut off is submerged. The gray color to the water could indicate a sewage problem as well.

Unit #212

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #213

Water Present or Visible From the Access Point: Yes

Severity of Water Noted: 1

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #214

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #215

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #216

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #217

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #219

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #223

Water Present or Visible From the Access Point: Yes

Severity of Water Noted: 1

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #225

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #227

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Drainage Assessment - 300's

Unit #301

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #303

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Drainage Assessment - 400's

Unit #404

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #406

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #407

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #408

Water Present or Visible From the Access Point: Yes

Severity of Water Noted: 1

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: Yes

Unit #409

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #410

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #411

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #412

Water Present or Visible From the Access Point: Yes

Severity of Water Noted: 1

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #413

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #414

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #415

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #416

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

No vapor barrier on earth. he spray foam insulation could be a great solution for insulation and moisture control. I would ask how this has been working. Good experiment.

Downspouts drain to grade
Spray foam insulation.
No vapor barrier on earth.
Downspouts drain to grade
Spray foam insulation.
No vapor barrier on earth.

Unit #417

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #419

Water Present or Visible From the Access Point: Yes

Severity of Water Noted: 1

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

(DA4-14) Repair:

Minor water below this unit - west side. Poor grade - note the slope toward the building

Poor site work - grade toward building.

Moisture below the west side.

Poor site work - grade toward building.

Moisture below the west side.

Drainage Assessment - 500's

Unit #501

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

A few dried up mud stains. Possible seasonal issues.

A few dried up mud stains.
A few dried up mud stains.

Unit #503

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #505

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #507

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #508

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #509

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #510

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #511

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #512

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #513

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #514

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Incomplete vapor barriers.

Unit #515

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

A few mud stains. Dry now.

Unit #516

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #518

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Unit #520

Water Present or Visible From the Access Point: No

Severity of Water Noted: 0

Presence of Condensation Underneath the Unit or Other Signs of Moisture Control / Ventilation Problems: No

Summary Statement

Summary Statement


The scope of this inspection was designed to inspect quickly for groundwater problems. I have used the Major Concern qualifier to indicate a few of the units that have water / drainage issues at the time of this inspection. I used the Repair modifier to indicate less severe signs of water noted at the time of inspection. Overall, I see signs of some ground water or leaking water issues below 8 units despite the inspection being done during a dry time of the year. I suspect there are many more places that have moisture control and drainage problems related to inadequate control of storm water and poor site work. This will be difficult to address in a cohesive and cost effective way. This development is old and does not have well-executed site work, so a cohesive drainage plan seems lacking. The best approach may be developing a long term plan so that when older units get replaced, the drainage on that particular site can be improved. In between now and replacement, implement drainage repair work as is feasible.

Perhaps this central storm water system can be expanded so there is a place for individual units to run storm water.

Perhaps this central storm water system can be expanded so there is a place for individual units to run storm water.

For indoor moisture control, I would focus on vapor barriers, ventilation below units and air barriers to separate the crawl space from the interior. This is primarily because drainage could be too difficult to fully control here. There is one unit that has spray foam installed. This is an interesting concept: closed cell spray foam does not give rodents a place to nest, so will help with rodents and should provide a reliable air barrier to keep moisture out of the interior. Spray foam insulation is expensive, but it could be one of the better controls for units experiencing high humidity problems inside.

Invoice -- The Full Report

Report # 240609B
Inspection Date: 2020-09-17

Property inspected for:
Drainage Evaluation in Mobile Home Park
Drainage Inspection

Drainage Assessment $2,400.00
$2,400.00
DUE

Thank you for your business!

Signed Contracts