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1234 Main St.
Naches WA 98937
11/11/2018 9:00AM

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agent

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Agency Name

1 - Inspection Details

Weather Conditions
Clear
Temperature
Cool (50-70ºF)
Type of Building
Single family
Stories
Two
Bedrooms/Bathrooms
4/3
Occupancy
Furnished, Occupied
Approximate Age
1994
Age Based On
Listing
In Attendance
Client, Client's Agent, Home Owner
Shop/Outbuildings
N/A
Irrigation/Sprinkler System
Not Inspected

Inspection of Sprinkler/Irrigation system falls outside the scope of a Home Inspection and is excluded from this Report. Inspector does not attempt to operate sprinkler system. Inspector may note observations if system is operational at time of inspection. 

Thank you for choosing Integrity Inspection Services to conduct your Home Inspection. We understand that the function of this Report is to assist you in understanding the condition of the home including fire, health and safety issues as well as any potential unforeseen major out-of-pocket expenses.

WA State Standard of Practice state:

"The purpose of a home inspection is to assess the condition of the residence at the time of the inspection using visual observations, simple tools and normal homeowner operational controls; and to report deficiencies of specific systems and components. Inspectors must perform all inspections in compliance with the SOP set forth by the Washington state department of licensing."

This report contains a review of components in the following basic categories: site, exterior, roofing, structure, insulation/ventilation, electrical, HVAC, plumbing and interior. Additional categories may or may not be included depending on the particular home. This Report is designed to be easy to read and comprehend, however it is important to read the entire Report to obtain a full understanding of the scope, limitations and exclusions of the Inspection. In addition to the descriptive items of the Report there are comments which are meant to help you further understand certain conditions observed. Comments in BLUE are primarily informational do not reflect any kind of defect. Comments in ORANGE are typically defects but are not necessarily urgent or safety related. RED comments are to be considered urgent and/or safety related and should be addressed as soon as possible. It is always recommended that you call a licensed and qualified professional when contracting repairs on your home. 

*A home inspection is not to be considered technically exhaustive nor does it identify concealed conditions or latent defects. A home inspection should be considered a "snap-shot" of the home from one single point in time. As all homes age and are in a continual state of deterioration, the homeowner must preform regular inspection and maintenance of their home to maintain and repair systems and components as they age, or contract qualified professionals to preform such regular inspection and maintenance as needed.   

**This Inspection Report reflects a contracted agreement between Integrity Inspection Services LLC and the Client who's name appears on the Report. Any use of this Inspection Report by parties not reflected in the original agreement is made at that users own risk and Integrity Inspection Services LLC has no obligation or contractual agreement with that party. Integrity Inspection Services LLC retains the rights to all information found in this Report. 

If you have any questions with your Home Inspection Report, please do not hesitate to call or email.

Ryan Franke

509-823-1677

ryan@inspectwithintegrity.com 

2 - Site

Site Grading
Mostly Level
Vegitation
Generally Maintained
Driveway
Concrete
Walkways
Concrete
Patios
Concrete
Stoops / Steps
Concrete
Retaining Walls
Concrete

The inspection of the site includes the building perimeter, land grade, and water drainage directly adjacent to the foundation; trees and vegetation that adversely affect the structure; walks, grade steps, driveways, patios, and retaining walls contiguous with the structure.

Credit
Comment
2.2.1 - Driveways, Walkways & Patios

Walkway Settling
Front Entry

Settling noted at concrete walkway near entry stoop. Settling at walkway appears to be a cosmetic in nature only. 

Some loose or damaged bricks noted at entry veneer near walkway. If not repaired/remedied further deterioration may occur.  

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
2.3.1 - Fencing & Retaining Walls

Gate Sticks/Rubs

Fence Gate sticks/rubs and does not operate smoothly/properly and may be in need of adjustment or repair. 

Wrenches Handyman

3 - Exterior

Siding
Lap Siding (LP or other), Brick Veneer
Trim
Wood
Exterior / Entry Doors
Fiberglass Hinged
Windows
Vinyl
Decks / Balconies
Wood
Eaves, Soffits and Fascia
Wood

An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys.

Credit
Comment
3.2.1 - Exterior Doors & Windows

Failed Seals
East Windows

Condensation or moisture staining noted between window panes may indicate a failed seal reducing visibility and thermal efficiency. Recommend qualified professional further evaluate and repair or replace as needed. 

Window Window Repair and Installation Contractor
Credit
Comment
3.3.1 - Decks, Porches & Steps

Questionable Construction Practices
Deck Stairs

Lower section of deck stairs were not resting on a permanent footing and structural wood supports were in contact with soil. Deterioration and setting observed. Stairs were pitched and may be unsafe to walk on. Recommend further evaluation by a qualified professional and repair/remedy as needed. 

House front 1 Deck Contractor
Credit
Comment
3.3.2 - Decks, Porches & Steps

Improper Flashing
Back Deck

Z-metal or ledger flashing not installed. Without a proper ledger flashing moisture may become trapped between ledger and home structure allowing for moisture damage and possible compromise. It is recommended that proper flashing be installed. 
*No evidence of compromise was observed at time of inspection. 

Wrenches Handyman

4 - Roofing

Inspection Method
Walked on Roof
Roof Type
Gable, Hip, Combination
Roof Covering
Architectural Asphalt Shingle
Approximate Age
0-10 Years
Ventilation Type
Soffit Vents, Ridge Vents, Thermostatically Controlled Fan
Flashing
Metal
Skylights
Present
Chimney
None
Gutter Material
Metal
Coverings: Servicable

Roof covering appears to be in good serviceable condition. 

An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof penetrations; and the portions of the chimneys and flues visible from the exterior.

Credit
Comment
4.2.1 - Gutter Systems

Downspouts Drain Near House
Throughout Exterior

One or more downspouts drain in close proximity to foundation. Recommend proper downspout extensions to drain a minimum of 4-6 feet from the foundation.
Here is a helpful DIY link and video on draining water flow away from your house. 

Tools Handyman/DIY
Credit
Comment
4.2.2 - Gutter Systems

Missing End Cap
Back

Missing gutter end-cap. Recommend repair or replace as needed. 

Wrenches Handyman
Credit
Comment
4.6.1 - Skylights

Failed Seal

Condensation or moisture staining between window panes may indicate a failed seal. Recommend qualified professional further evaluate and repair or replace as needed.

Window Window Repair and Installation Contractor

5 - Interiors

Walls & Ceilings
Drywall
Floor Coverings
Carpet, Vinyl, Tile, Hardwood
Interior Doors
Hinged, Wood
Windows
Vinyl, Sliders, Single-hung, Fixed
Cabinetry
Wood
Countertops
Laminate, Granite/Quartz
Installed Safety Equipment
Smoke Detectors

The inspection of the interior includes the walls, ceilings, floors, windows, and doors; steps, stairways, balconies and railings. 

Credit
Comment
5.1.1 - Safety Equipment

Smoke and Carbon Monoxide Detectors
Throughout Interior

Smoke and Carbon monoxide detectors are required at minimum on each floor and outside all sleeping areas. Installed safety devices should be checked/tested regularly for proper operation. Inspector recommends confirming local safety codes and installing/maintaining any required safety devices as needed. Smoke detectors throughout were missing or not installed. 

Tools Handyman/DIY
Credit
Comment
5.6.1 - Doors

Door in Need of Adjustment
Throughout Interior

One or more interior doors and/or closet doors sticks/rub or do not latch smoothly/properly and may be in need of adjustment or repair. 

*Master bathroom door was missing some hardware and may be difficult to operate. 

Door Door Repair and Installation Contractor
Credit
Comment
5.6.2 - Doors

Door Stops Missing
Throughout Interior

 One or more interior door stops were missing or not installed at time of inspection. Door stops protect interior walls and door hardware from potential damage.  

Tools Handyman/DIY
Credit
Comment
5.12.1 - Bedrooms

Damaged Closet Rod
Basement Bedroom

Closet rod was fallen/compromised and in need of repair. 

Wrenches Handyman

6 - Appliances

Credit
Comment
6.3.1 - Dishwasher

Noisy

Dishwasher was noisy when operating and may be in need of service or repair. Recommend a qualified professional further evaluate and repair as needed. 

Wash Appliance Repair

7 - Fireplaces

Type
Gas Insert
Blower/Fan
Installed
Inspection Method
Tested, Operational

Includes solid fuel and gas fireplaces, stoves, dampers, fireboxes and hearths.

8 - Electrical

Electrical Service Conductors
Underground, Aluminum, 240 volts
Panel Locations
Garage
Panel Manufacturer
Square D
Panel Type / Capacity
Breakers, 200 amp
Service Panel Grounding Conductor
Present
Ground Source
Ground Rod
Branch Circuit Conductors
Copper
Main Disconnect Location
Service Panel

The inspection of the electrical system includes the service drop through the main panel; sub-panels including feeders; branch circuits, connected devices, and lighting fixtures.

Credit
Comment
8.3.1 - Branch Circuit Conductors

Exposed Ends & Splices
Kitchen, Back Deck

Wire splices/connections and terminations must be secured/protected in an approved junction box. Potential safety hazard. Recommend a qualified professional repair as needed.

Electric Electrical Contractor
Credit
Comment
8.4.1 - Connected Devices & Fixtures

Exterior Weather Covers Damaged or Missing
Throughout Exterior

Some exterior switches or outlets did not have proper exterior weather covers. Recommend repair or replace as needed. 

Wrenches Handyman
Credit
Comment
8.6.1 - GFCI & AFCI

Not Operating
Garage, Hall Bathroom

Some GFCI outlets were not operating properly at time of inspection and may be in need of replacement. Recommend further evaluation by a qualified professional and repair or replace as needed. 

Electric Electrical Contractor

9 - Plumbing

Source
Public
Main Water Supply
Copper
Supply Distribution
Copper
Filters/Softener
Installed
Drain / Waste & Vent System
ABS
Main Fuel Shut-Off Location
At Meter
Main Water Shut-Off Location
Garage
Water Pressure
Recorded, Pressure Regulator Not Found

Maximum recommended water pressure for most residential situations 60-80 P.S.I

It is generally recommended to have a Pressure Regulator (pressure reducing valve) installed at or near main supply entrance to regulate system water pressure. 

Ejector Pump
Game Room

Sump Pumps and Sewage Ejectors must be maintained and regularly inspected to ensure proper continuous operation. Ejector Pump was operating at time of inspection with no visible signs of defect. Recommend regular maintenance and inspection.

An inspection of the plumbing system includes visible water supply lines; visible waste/soil and vent lines; fixtures and faucets; domestic hot water system and fuel source.

Credit
Comment
9.2.1 - Fixtures & Faucets

Shower Diverter Not Operating Properly
Basement Bathroom, Hall Bathroom

Shower diverter valve was not diverting water flow to shower head properly or completely. Recommend repair. 

Pipes Plumbing Contractor
Credit
Comment
9.2.2 - Fixtures & Faucets

Sink Not Secure
Laundry Room

Sink not secured. Condition conducive to stress at plumbing fittings and possible leaks. Recommend securing/fastening sink to wall.

Wrenches Handyman
Credit
Comment
9.2.3 - Fixtures & Faucets

Spigot Leaking
Front, Back Exterior

Leak noted at exterior garden spigot/s. Recommend repair or replace as needed.

Wrenches Handyman

10 - Water Heater

Type
Water Storage Tank
Manufacturer
State
Aproximate Age
1994
Capacity
40 gal
Fuel Source
Gas
Location
Garage
Seismic Strapping
Not present
TPR Valve
Proper (w/ Discharge Piping)
Water Temperature
More than 120ºf - safety hazard

The generally accepted maximum safe water temperature to avoid potential scalding is 120F

Credit
Comment
10.1.1 - Equipment

Deferred Cost Item

Hot Water Tank appears to be 12 years old or more and may be within 5 years of its estimated useful life. This comment is based off an estimated useful life of 12-15 years. Recommend Monitor. Anticipate maintenance and/or future replacement. 

Mag glass Monitor
Credit
Comment
10.3.1 - Safety Featurs

Seismic Strapping Not Installed or Improper

Modern safety standards requires seismic strapping at top and bottom thirds of installed Hot Water Tanks. See this helpful link for approved strapping and anchoring techniques.  Recommend repair.

Wash Appliance Repair
Credit
Comment
10.3.2 - Safety Featurs

Water Temperature High

Water temperature was measured above maximum recommended safe water temperature (120F) and may have the potential for scalding. Recommend adjusting water temperature to no more than 120F to prevent potential scaling.

Wash Appliance Repair

11 - Heating System

Location
Garage
Approximate Age
2013
Manufacturer
Day & Night
Energy Source/Type
Gas
Filter Type
Disposable
Distrabution
Central
Recorded Temperature
Satisfactory
Type
Forced air
Operation
Tested, Operational
Inspector attempts to operate Heating System/s using normal operating controls (i.e. Thermostat). 

The inspection of the heating system includes the fuel source; heating equipment; heating distribution; operating controls; flue pipes, chimneys and venting; auxiliary heating units.
The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls.

Credit
Comment
11.1.1 - Heating Equipment

Filter requires replacement
Hall

The furnace filter appears to be beyond its expected lifespan. A dirty Furnace Filter may cause excessive wear and undue maintenance to HVAC system. Recommend replacement.

Tools Handyman/DIY

12 - Cooling System

Approximate Age
2013
Manufacturer
Day & Night
Energy Source
Electric
Configuration
Split System
Distrabution
Central
Operation
Tested, Operational
Type
Air conditioner
Temperature Split / Differential
14-21ºF, Satisfactory

The AC or Heat Pump Temperature Split is the comparison of the Return Air (air going into the system) as compared to the Supply Air (air coming out of the system). A healthy AC/Heat Pump should be operating with a 14-21ºF Temperature Split. 

The inspection of the heating system includes the fuel source; heating equipment; heating distribution; operating controls; flue pipes, chimneys and venting; auxiliary heating units.
The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls.

13 - Structural Components

Roof Type
Gable, Hip
Roof Structure
Truss System
Roof Sheathing
Plywood
Foundation
Poured Concrete, Basement
Floor Structure
Unknown/Not Visible
Sub-floor
Unknown/Not Visible
Wall Structure
Wood Framed
Attic Inspection
Traversed
Crawlspace Inspection
N/A

An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs; ventilation (when applicable); and exposed concrete slabs in garages and habitable areas.

14 - Insulation and Ventilation

Attic Insulation
Blown Fiberglass
Attic Ventalation
Ridge Vents, Soffit Vents, Thermostatically Controlled Fan
Crawlspace Insulation
N/A
Foundation Venting
N/A
Vapor Barrier
N/A
Ductwork Insulation
N/A
Pluming Insulation
N/A

The inspection of the insulation and ventilation includes the type and condition of the insulation and ventilation in viewable unfinished attics and subgrade areas as well as the installed mechanical ventilation systems.

Credit
Comment
14.2.1 - Exhaust Systems

Exhaust Vent Disconnected

Exhaust vent connection/s is disconnected and/or compromised and not properly terminating to exterior. Recommend reattaching with a more permanent method. 

Fire HVAC Professional

15 - Garage

Garage Type
Attached
Appliance Safety Features
Elevated 18", Bulkhead Not Installed
Garage Door Safety Features
Photoelectric Eye, Edge Sensor (force)

The inspection of attached garages and carports includes their framing, siding, roof, doors, windows, and installed electrical/mechanical systems pertaining to the operation of the home.

Credit
Comment
15.3.1 - Garage Door

Weather Seal Damaged

Damaged or deteriorated exterior seal may not provide adequate protection from weather. 

*Also, garage entry door. 

**No step/stoop installed at garage entry door. Possible fall/trip hazard. recommend installing a proper step or stoop. 

Wrenches Handyman
Credit
Comment
15.5.1 - Safety Features

Bulkhead
Garage

A bulkhead/barrier should be present/installed when gas appliances are located inline with the drive-path (back wall) of garage. In case of emergency the bulkhead is designed to protect gas appliances from impact and a potential safety hazard. Recommend qualified professional further evaluate and repair or replace as needed. 

Hardhat General Contractor
Credit
Comment
15.6.1 - Interior

Significant Cracking

Significant cracking observed at garage floor. Settling and heaving may simply be indication or poor initial compaction or evidence of significant ongoing compromise. Inspector recommends further inquiry as to recent activity and further evaluation by a qualified professional. Monitoring cracks over time is recommended. 

Hardhat General Contractor

16 - Pools/Spas

Fence/Barrier
Present
Heat Source
Gas Furnace, Not Installed
Pool Details
In-Ground
Installed Equipment
Winterized/Not Operational
Installed Equipment : Pool Heater

Pool furnace or other heat source was disconnected, turned off or otherwise not operational and does not appear to be in use. Status/condition of gas furnace unknown. 

Installed Equipment : Recommend Maintenance

Pool and installed equipment require regular maintenance and inspection to function properly. A visual inspection of pool and installed equipment was provided. Inspector recommends regular maintenance and inspection by a qualified pool professional.