Company Information

Orca Inspection Services LLC

206-713-5715

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

This is a 1979 residential build that has been significantly renovated in the last year or two. It looks like the building was taken to studs and has a new roofing and siding system, new windows, new electrical system, new heat pump... All the interior finishes look new including kitchens and bathrooms. It feels like a new build other than the crawl space, the garage slab, and exterior drainage. There are a number of smaller recommended repair and maintenance items that are consistent with a well executed new build. A few items stood out: The exhaust vent for the kitchen fan and the unusual pony wall in the crawl space with a rusted metal retaining wall. Please see the complete report for a specific details.

Inspected By:

Dylan Chalk

🪠 PLUMBING

ICN# 10660AR028

This is a list of all of the plumbing items found during this inspection. A licensed plumbing contractor can use this list to further evaluate and repair the plumbing system.

🪠 PLUMBING

Repairs

  • HB-3 HALL BATHROOM - Bathtub / Shower:

    INADEQUATE HOT WATER TEMPERATURES IN SHOWERS

    I did not get adequate hot water when testing the bathroom showers on the main floor. Building standards do not consider water hot until at least 100 degrees F. I generally expect that fixtures, when tested in full hot, should provide hot water to roughly 120 degrees F, though this can vary by the fixture's proximity to the water heater. Hot water at any given fixture should never exceed 120 degrees F. I recommend additional inspection of these shower fixtures by a qualified plumbing contractor. Repair could necessitate adjustment of the water heater or downstream mixing valves or possibly even eliminating redundant mixing valves.

    Bathroom Locations
    Primary Bathroom
    Hall Bathroom

Recommended Maintenance

  • K-2 KITCHEN - Dishwasher:

    NO WATER HAMMER ARRESTOR WAS FOUND - DISHWASHER

    Water hammer arrestors are required where quick closing valves are utilized - this is most dishwashers and washing machines. Installation of a hammer arrestor device is recommended for improved reliability of the piping system.

Improve Or Upgrade Items

  • P-2 PLUMBING - Water Service Supply:

    CONSIDER A FLOW SENSOR ON THE MAIN WATER PIPE

    A Flo water sensor should be considered to protect the building. These are smart home technologies that can monitor the house for leaks and shut the water to the home off in case leaks are detected.

  • L-3 LAUNDRY - Washer:

    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. Please also note that appliance manufacturers recommend replacing supply hoses every 5 years to reduce the risk of failure.

Due Diligence Items

  • P-8 PLUMBING - Waste Pipe and Discharge:

    ONSITE SEPTIC SYSTEM

    Based on visible components, this property appears to have a private on-site septic system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. I recommend:

    • Investigating any information about this system's maintenance and repair history
    • Reviewing any documentation available for this system
    • Learning inspection and maintenance requirements for this system
    • Hire a qualified specialist to evaluate, perform maintenance and make repairs as needed
  • AP-1 ADDITIONAL PLUMBING - Irrigation:

    IRRIGATION SYSTEM NOTED

    An exterior irrigation system was noted for this yard. Sprinkler systems are beyond the scope of this inspection. My own experience with irrigation systems is that they require annual attention/repair/servicing after every winter.

    Recommendation

    Inquire with the seller for any information about winterizing this system, as this should be done before cold weather. When testing the system, be sure sprinkler heads are adjusted so the system is not watering the side of the house. Hire a specialist to evaluate this system further as desired.

  • L-4 LAUNDRY - Washer:

    ROUGHED IN LAUNDRY FACILITIES

    It looks as though a 2nd laundry facility has been roughed in for this building. Inquire with the seller regarding any additional information.

    Laundry facilities are roughed in on the second floor

    Laundry facilities are roughed in on the second floor

Items for Monitoring

  • P-10 PLUMBING - Exterior Hose Bibs:

    BE SURE TO WINTERIZE HOSE BIBS PRIOR TO FREEZING WEATHER

    These hot and cold hose bibs should be winterized during cold weather to prevent freezing.