Evidence of previous roof covering repair. This is just for your awareness.
Comment Key - Definitions
This report divides deficiencies into three categories; Urgent (in red), Consideration (in orange), and Awareness (in blue). Safety Hazards will typically be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP.
Good: Means a system appears to function as it should with minimal or no observations.
Fair: Means a system is generally functioning as it should with some minor observations noted in your report. We also use this category to note a system that is functioning as it should, but may be near the end of it's expected life. We may or may not comment beyond this with an observation.
Poor: Means the system is not functioning as it should and we have have included observations.
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". Please note a home inspection, according to Washington State Law, is neither technically exhaustive nor 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. In our experience, all homes have current maintenance/repairs to address and can expect future maintenance/repairs in the future. This is part of the "joys" of home ownership.
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 (unless agreed upon ahead of time), 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, automatic lawn sprinkler systems, 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.
|2.1||General Roof Condition||X|
|2.3||Roof Drainage Systems||X|
|2.5||Skylights, Chimneys & Other Roof Penetrations||X|
Evidence of previous roof covering repair. This is just for your awareness.
Gutters were damaged. This hampers correct flow of water to the downspouts, which in turn moves water away from the structure. Recommend repair.
Debris had accumulated in the gutters. Recommend cleaning to facilitate water flow.
Here is a DIY resource for cleaning your gutters.
Downspout observed to drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Add downspout extensions to drain at least 6 feet from the foundation.
Here is a helpful DIY link and video on draining water flow away from your house.
Drip edge flashings were missing. Flashings provide protection against moisture intrusion. Recommend adding drip edge flashing.
No chimney cap was observed. This is important to protect from moisture intrusion and protect the chimney. Recommend installing a chimney cap.
|3.1||General Exterior Condition||X|
|3.3||Walkways, Patios & Driveways||X|
|3.5||Eaves, Soffits & Fascia||X|
|3.6||Decks, Balconies, Porches & Steps||X|
|3.7||Vegetation, Grading, Drainage & Retaining Walls||X|
Unable to see entire balcony.
Windows are prone to water intrusion because there is no flashing on top, known as a drip cap. Water will accumulate on the top of the window frame, like a ledge. Keep caulked and painted and consider adding a drip cap.
General cleaning, painting, & sealing were needed. This helps preserve the exterior material and prevent moisture intrusion, which promotes wood rot. Recommend cleaning, painting, & sealing.
Minor cosmetic cracks observed. Recommend monitor and/or patch/seal to prevent a trip hazard, & if you find it unsightly.
Fascia rotted. Recommend evaluation for source of moisture then repair.
There is an unsafe opening in the railing. The spacing on the rail should not exceed 4". An opening greater than 4" is a serious safety hazard especially for children as their head or other body part can become trapped.
Balcony railing was low. Current standards are 36". Recommend raising to 36" for safety.
Balcony guardrail was loose. Recommend securing for safety.
This condition promotes moisture introduction to exterior cladding, which may cause material rot and decay. It can also act as a highway for wood destroying insects to make their way to the structure. 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|
Circuit breaker was incorrectly wired / installed. Breaker is double tapped and has several circuits going through one breaker. Recommend evaluation.
Cover plate is missing. This is a shock risk. Recommend installation of cover plates.
Receptacle is ungrounded. To eliminate shock hazards to humans and damage to electric equipment, all receptacles should be grounded. Recommend repair.
Loose receptacles were present. Recommend repair.
Click HERE for a DIY resource.
Un-terminated wire was present. The wire was not live at time of inspection. Recommend securing in an electrical box.
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 upgrading to GFCI protection breakers or individual receptacles in all required locations.
Here is a link to an article on how GFCIs keep us safe: CLICK HERE
Smoke detectors were missing. This is a safety hazard. Recommend installation. See attached diagram.
*****For systems other than electric wall or baseboard heat - we recommend a qualified HVAC service as soon as practical, and annually thereafter to ensure system efficiency and safety*****
Baseboard was loose from wall. Recommend reattaching.
|8.3||Water Supply, Distribution, and Fixtures||X|
|8.4||Fuel/Gas Distribution and Storage||X|
No drip pan drain pipe was present. This helps keep water from entering living spaces in the event of water heater malfunction. Recommend installation.
No seismic straps present. Recommend installing in accordance with standards.
Leak was observed. This can cause structural damage in time. Recommend repair.
Sink had poor drainage. Recommend repair.
Caulking needed to prevent water intrusion into substrate. Recommend caulking.
Water flow was severely restricted when two or more fixtures run simultaneously. Recommend evaluation and repair.
Upstairs toilet was not installed and master toilet water supply not connected at time of inspection. Master toilet supply valve was leaking and has leaked through the floor. Recommend immediate repair.
|9.7||Steps, Stairways & Railings||X|
|9.8||Countertops & Cabinets||X|
Observed condensation between the window panes, which indicates a failed seal. The seal is crucial for the thermal resistance of the window to function properly. Recommend evaluation & repair/replacement.
Window is not operating properly. Recommend evaluation and repair.
Windows were missing screens. Recommend replacement.
Panel was missing by front door. Recommend replacement.
Evidence of previous ceiling repair. Ceiling was dry at time of inspection.
The baluster space is not up to modern safety standards. The space between balusters should not allow passage of a 4-inch object. This is primarily for child safety. Recommend repair and bring up to modern safety standards.
Railing was low. Current standard is 36” height. Recommend raising for safety.
|10.2||Vents, Flues & Chimneys||X|
|10.4||Cleanout Doors & Frames||X|
*****For fire safety, we recommend service and cleaning by a certified Chimney Sweep prior to your first use, then annually thereafter*****
The brick lining of the fireplace was cracked in one or more places, which could lead to chimney damage or toxic fumes entering the home. The overall chimney foundation and structure appeared sound at time of inspection. Recommend evaluation and repair.
Part of hearth was missing at time of inspection. Recommend repair.
|11.7||Gas Fireplace Insert Appliance||X|
Range was not fastened to the floor. This poses a safety hazard to children. Recommend installing an anti-tip bracket. Here is a DIY resource for you: Click Here
|12.1||Roof Structure & Attic||X|
|12.4||Interior Exhaust Systems||X|
Exposed /incorrect electrical work in attic. This can pose a fire/shock hazard. Recommend repair.
Attic had signs of water intrusion This will allow water to infiltrate the main home structure and cause damage. Area appeared dry at time of inspection. Recommend evaluation and repair.
Ruth has sheathing damage. Area appeared dry at time of inspection. Recommend monitoring and repair at time of roof replacement.
Insulation depth was inadequate. This will decrease home heating efficiency and occupant comfort. Recommend adding additional insulation.
Home has, what is believed to be, vermiculite insulation which MAY contain asbestos. Asbestos is 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. If attic access is necessary, recommend wearing a respirator. For more information on asbestos from the Environmental Protection Agency visit here. Also, consider consulting with the ZAI Trust - information in the attached brochure. Recommend evaluation and possible remediation.
Dryer vent exit should be a damper style door with a rain hood. This keeps cold air and critters from entering the home. Recommed repair.
At the time of inspection there was no dryer vent access present - although the dryer vent was present in the crawlspace. Recommend installing correctly sized dryer vent that exits the exterior of the home.
|13.3||Basements & Crawlspaces||X|
Foundation vent missing. Recommend repair to prevent animal intrusion.
Improper electrical work observed. This creates a shock hazard. Recommend repair.
No insulation observed in floor structure. This will add to energy costs and affect occupant comfort in the home. Recommend adding insulation.
Post to beam connectors are not present. Recommend adding for increased stability.