Client was not present for post inspection review.
Comment Key - Definitions
This report divides deficiencies into three categories; Urgent (in red), Consideration (in orange), and Awareness (in blue). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP.
These categorizations are in our professional opinion and based on what we observed at the time of inspection, and these categorizations should not be construed as to mean that items designated as "Awareness" or "Consideration" do not need repairs or replacement. The recommendation in the text of the comment is more important than it's categorization. Due to your opinions or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision - if this inspection is part of a real estate transaction. Once again it is the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not it's categorical placement.
Cornerstone Northwest Inspections strives to perform all inspections in compliance with the Washington State Standards of Practice (SOP), found in Washington Administrative Code (WAC) Chapter 308-408C, found at: http://apps.leg.wa.gov/WAC/default.aspx?cite=308-408C. As such, we inspect the readily accessible, visually observable, installed systems and components of the home as designated in these SOPs. When systems or components designated in the SOPs were present but not inspected, the reason(s) the item was not inspected will be stated as a "Limitation". This inspection is neither technically exhaustive or quantitative.
This report contains observations of those systems and components that, in our professional judgement, were not functioning properly, significantly deficient, or unsafe, and items we want to make the client/homeowner aware of.
This inspection will not reveal every issue that may be present, but only those defects that were visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. Once again, the statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements. as examples.
This report is considered supplemental to the Sellers Disclosure, if this property is for sale.
This inspection is NOT a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. If this inspection is in conjunction with a real estate transaction, it is a tool to assist you in your buying decision and it should be used alongside the sellers disclosure, pest inspection report (if applicable), and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. There are no perfect homes.
Notice to Third Parties
This report is the property of the Client named herein and is non-transferrable to any and all third-parties or subsequent buyers. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations and exclusions. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own inspection and report.
Items Not Inspected and Other Limitations
There are items not considered in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks.
Water and gas shut off valves are not operated under any circumstances. Also, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. We do not have knowledge of why a component may be shut down, and can not be liable for damages that may result from activating said components / appliances.
Also not reported on are the causes of the need for a repair; the methods, materials, and costs of corrections; the suitability of the property for any specialized use; compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; the market value of the property or its marketability; the advisability or inadvisability of purchase of the property; any component or system that was not observed; calculate the strength, adequacy, design or efficiency of any system or component; enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; operate any system or component that is shut down or otherwise inoperable; operate any system or component that does not respond to normal operating controls; disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility.
Lastly, unless agreed to in writing, a home inspection does not identify environmental concerns or presence of the following (not limited to): asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese-manufactured drywall, mercury, or carbon monoxide.
It is recommended licensed professionals be used for repairs on significant defects noted in this report. Where possible, your inspector will differentiate where deficiencies should be addressed by a home owner, handyman, or qualified professional. This decision comes down to competency and liability - both for the home inspector and the home owner. Copies of repair receipts should be kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual or company who is either licensed or certified in the field of concern. If we recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern.
Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in our opinion, only from the standpoint of a visual inspection. The causes of damage/defects and repair methods should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.
Other Notes - Important Info
INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible. We can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be found in these areas. We will identify this situation as a Limitation to our inspection.
COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart can be viewed by visiting http://prohitn.com/component-life-expectancies/
PHOTOGRAPHS: Many photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.
TYPOGRAPHICAL ERRORS: This report is proofread before publishing, but typographical errors may be present. If any errors are noticed, please feel free to contact us for clarification.
Thank you for trusting Cornerstone Northwest Inspections, where YOUR Peace of Mind is OUR Business.
Client was not present for post inspection review.
|2.1||Roof Drainage Systems||X|
|2.2||Skylights, Chimneys & Other Roof Penetrations||X|
Roof has been patched. The west side of the home has a different roofing material as the east side. Both are in good shape.
Roof was deemed too steep to walk. Adequate inspection was performed at the roof's edge at multiple locations.
Home was missing downspouts in one or more areas. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend installation of downspous and extensions that drain at least 6 feet from the foundation.
Gutters were damaged. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend repair.
Gutters are improperly sloped in areas, which could result in runoff drainage over the edge of gutter, placing water next to the home. Recommend adding additional downspout to the rear of home on the right.
Roof vents have exposed nail heads. This can allow water penetration over time. Recommend a dab of silicone caulk to seal. Most roof vents on the home have this condition.
|3.1||Siding, Flashing & Trim||X|
|3.2||Walkways, Patios & Driveways||X|
|3.4||Decks, Balconies, Porches & Steps||X|
|3.5||Eaves, Soffits & Fascia||X|
|3.6||Vegetation, Grading, Drainage & Retaining Walls||X|
Soffit needs scraping, caulking, and painting. Lack of caulking will allow moisture intrusion, which leads to wood rot and other structural moisture issues. Recommend scraping, caulking, and painting. Also recommend filling holes below electric panel. Moisture will get into the wall structure and cause damage. Recommend filling and painting.
Normal settling & cracking observed. Recommend monitor and/or patch/seal if desired.
Vegetation is over growing walkway. Recommend trimming to prevent tripping.
No operable egress lighting by side door. All exit doors should have functioning lighting. May need bulbs replaced in fixture.
Deck is showing signs of weathering and/or water damage. Recommend water sealant/ weatherproofing be applied.
Here is a helpful article on staining & sealing your deck.
There is no ledger board attaching the front porch to the house. This can cause the deck to pull away from the building and possibly collapse. Recommend ledger board be properly installed and attach deck to it.
Porch ceiling paint is cracking and peeling. Recommend scraping, caulking, & repainting to prevent moisture intrusion.
Front stair handrails loose & too low. Recommend repairing and raising to 36” height.
This condition promotes moisture introduction to exterior cladding, which may cause material rot and decay. Recommend removal of all foliage within 1 feet of structure.
|4.3||Walls & Firewalls||X|
|4.5||Garage Door Opener||X|
|4.6||Occupant Door (From garage to inside of home)||X|
|5.1||Main & Subpanels, Service & Grounding, Main Overcurrent Device||X|
|5.2||Branch Wiring Circuits, Breakers & Fuses||X|
|5.3||Lighting Fixtures, Switches & Receptacles||X|
|5.4||GFCI & AFCI||X|
|5.6||Carbon Monoxide Detectors||X|
At the time of inspection, panel was missing labeling. Recommend identification and map out locations.
Debris in panel is a fire hazard. Recommend removing labeling stickers from panel and using to label circuits.
These wiring connections should be in an electrical box. Recommend securing connections in a box for safety.
Knob and tube wiring exists in most of the home. This is generally not a problem. The big problem with knob and tube wiring is there is no ground wire that keeps equipment and people safe and keep them from being shocked. I recommend evaluation by an electrician to ensure the home is safely wired.
Cover plate is missing screw. Recommend replacement. Also, cover plate in bathroom is broken and needs replaced.
All receptacles in the home are ungrounded. Home has original ungrounded, knob and tube wiring and a mixture of older, two slot and newer, two slot-with-ground receptacles. The electrical receptacles that have been replaced and look modern do not have a ground wire attached. Home has original interior ungrounded wiring and receptacles. To eliminate safety hazards to people and equipment, all receptacles should be grounded. Recommend evaluation and repair by licensed electrician.
GFCI outlet did not function as designed. It is also displaying an open ground fault, which means it is not grounded back to the panel. Recommend evaluation and repair/replace.
No Ground Fault Circuit Interruption (GFCI) protection present in the noted locations. Modern building standards include GFCI protection at the service panel, with a GFCI breaker, or individual receptacle locations anywhere moisture is likely present - exterior, bathroom, kitchen, garage, hot tubs, etc. Recommend installation of GFCI protection breakers or individual receptacles in all required locations.
Here is a link to read about how GFCI receptacles keep you safe.
Smoke detectors are missing in hallway, near bedroom doors and in front bedroom.This is a safety hazard. Recommend installation.
Smoke detector failed to respond when tested. Recommend battery be replaced and retest.
Carbon monoxide detectors are missing. Current accepted standards are to place carbon monoxide detectors in hallways near bedrooms and in common living spaces. Recommend Installing CO detectors.
|6.2||Normal Operating Controls||X|
The furnace filter was placed precariously inside unit. Check manufacturers instructions for air filter placement. Recommend replacement.
Supply ducts need insulation. You are losing heating efficiency...and money. Recommend Insulating all supply ducts.
|7.2||Normal Operating Controls||X|
|8.1||Water Supply and Distribution||X|
|8.3||Hot Water Systems, Controls, Flues & Vents||X|
|8.4||Fuel Storage & Distribution Systems||X|
I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.
Evidence of previous leak. Plaster is dry now.
Temperature Pressure Relief (TPR) valve discharge pipe is improperly installed/routed. Piping is undersized and does not terminate correctly. Recommend repair.
No drip pan was present. Recommend installation.
No seismic straps present. Recommend installing in accordance with standards.
Water heater is not level. Recommend leveling.
|9.6||Steps, Stairways & Railings||X|
|9.7||Countertops & Cabinets||X|
Door knob is loose. Recommend adding set screw so door knob turns latch for front bedroom. Recommend tightening the screw on the back bedroom. This is a safety issue.
Most windows are either painted shut or are swollen in place. Recommend windows be restored to functional use. This is a safety egress issue.
At time of inspection window does not close or lock. It opens, which is unusual for the home...but it does not close or lock properly. Recommend repair.
|10.1||Vents, Flues & Chimneys||X|
|10.4||Cleanout Doors & Frames||X|
Exhaust system not vented to exterior to prevent moisture and grease in kitchen area. Recommend qualified contractor properly vent range hood or exhaust system.
Range was not fastened to the floor. This poses a safety hazard to children. Recommend a qualified contractor secure range so it can't tip.
|12.2||Roof Structure & Attic||X|
|12.4||Crawlspace Vapor Retarders||X|
|12.6||Bathroom Exhaust Systems||X|
Home has, what I believe, is vermiculite insulation which MAY contain asbestos. Asbestos in only dangerous when it becomes friable - meaning when it is disturbed and becomes airborne. Options could be - after consulting with an expert for positive identification of asbestos - (a) live with it but do not disturb it, (b) have it remediated by a professional remediation company, or (c) consider adding additional insulation on top of the thin layer of vermiculite - which has a very low R Value compared to modern standards.
No soffit vents exist to work with the box vents in the roof structure. These are designed to work together to keep the attic cool. As a result the attic is very warm. This will decrease the home heating and cooling efficiency and shorten your roof covering life. Recommend adding soffit vents.
Interior exhaust fan is venting into attic. This condition promotes moisture in attic and can lead to mold and other material degradation caused by moisture. Recommend vent be routed properly/fixed so warm, moist house air exits the outside of the structure.
|13.2||Basements & Crawlspaces||X|
Crawlspace access open. Recommend keeping these closed to prevent animal intrusion.
Pier needs straightening and proper securing to girder under house. There is a slight sag in the floor in this area in the kitchen. It is probably due to this pier being weakend or replaced in the past. This is also the general location of the chimney that used to exist in the home, so taking out the chimney would have placed other stresses on the floor structure. Recommend repairing pier and leveling floor.