1234 Main St.
Naches WA 98937
06/23/2018 9:00AM

Sample agent

Agent Name

Agency Name

1 - Inspection Details

Weather Conditions
Cold (below 50ºF)
In Attendance
Client, Client's Agent
Approximate Age
Age Based On
Type of Building
Single family
One w/ Basement
Irrigation/Sprinkler System
Not Inspected
Enviromental Considerations : General Disclaimer

Due to age/era of Home and/or some observed building materials throughout, Inspector recommends further evaluation and testing by a qualified Enviromental Contractor prior to any demolition or remodel. Disturbing building materials that may contain lead, asbestos or other materials known to be an Enviromental concern may be considered a health risk. A professional abatement company should be consulted prior to any demolition or disruption of building materials. 

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



2 - Site

Site Grading
Mostly Level
Retaining Walls
Generally Maintained
Stoops / Steps
Fuel Storage Tank

Oil lines noted in basement may be evidence of a buried Fuel Storage Tank (oil tank) on property. Inspector did not observe fill or vent pipes at exterior. If present, condition/status is unknown. A buried Fuel Storage Tank may pose a liability if compromised or not properly decommissioned. Recommend further evaluation. 

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.

2.1.1 - Vegetation, Grading & Drainage

Unfavorable Condition

Garden beds and planter boxes installed against exterior siding or foundation may pose a risk of moisture damage to structure and are generally not recommended. Recommend further evaluation and repair/remedy as needed. 

Hardhat General Contractor

3 - Exterior

Lap Wood
Eaves, Soffits and Fascia
Exterior / Entry Doors
Wood Hinged
Wood, Vinyl
Decks / Balconies

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.

3.1.1 - Siding, Flashing & Trim

Paint Peeling
Throughout Exterior

Peeling paint noted at exterior. Recommend maintaining paint/seal at all exterior wood siding, trim, posts, decks, etc. as needed to prevent possible compromise. 

Paint roller Painter
3.2.1 - Exterior Doors & Windows

Failed Seals
Front Entry

Condensation between window panes indicates a failed seal. Recommend qualified professional further evaluate and repair or replace as needed. 

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

Deteriorated Trim
Patio Cover

Moisture damage and deterioration noted at patio cover eves and sheathing. Saturated trim and ledger boards may trap moisture against structural wood framing causing eventual rot/deterioration and potential structural compromise. Recommend further evaluation by a qualified professional and repair. 

Hammer Carpenter

4 - Roofing

Inspection Method
Walked on Roof
Roof Type
Roof Covering
Architectural Asphalt Shingle
Approximate Age
0-10 Years
Not Present
Ventilation Type
Gable Vents
Gutter Material
Not Installed

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.

4.1.1 - Coverings

Minor Maintenance Needed

Some lifted shingles, loose flashing and exposed nail heads observed. Lifted shingles due to nail pops may be more susceptible to wind damage. Exposed nail heads and loose flashing should be sealed to prevent possible moisture intrusion.  

Roof Roofing Professional
4.2.1 - Gutter & Drainage Systems

Gutters Not Installed

Home did not have a gutter system installed and may benefit from a proper gutter system with downspouts and extensions. 

Roof Roofing Professional
4.4.1 - Chimney & Vent Systems

Deteriorated Mortar

Deterioration at mortar joints may allow for further moisture penetration risking eventual structural compromise and potential loose/falling bricks. Recommend repair. 

*Chimney and Garage wall (minor)

Brick Masonry, Concrete, Brick & Stone

5 - Interiors

Walls & Ceilings
Floor Coverings
Carpet, Hardwood, Tile
Interior Doors
Hinged, Wood
Vinyl, Sliders, Single-hung, Fixed Wood
Hard Surface, Granite/Quartz
Installed Safety Equipment
Smoke Detectors
Floors: Past Moisture

Some possible evidence of past moisture observed at flooring. No moisture present or active leaks observed at time of inspection. Recommend monitor. 

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

5.5.1 - Doors

Door Sticks

Some interior doors stick/rub or do not latch smoothly/properly and may be in need of adjustment or repair. 

Door Door Repair and Installation Contractor
5.6.1 - Steps, Stairways & Railings

Railing Unsafe

Interior stairs and landings must have a proper hand railing/guardrail system installed with a minimum height of 36" above walking surface. Vertical baluster spacing must not exceed 4" between balusters. Low or horizontal railings may present a safety hazard for children. Hand railing must be secure/stable and supported throughout. Recommend a qualified professional further evaluate and repair to local safety standards. 

Hammer Carpenter
5.7.1 - Bathrooms


Recommend maintaining a proper seal at all tub-to-floor and tub-to-wall transitions. Tub/Shower penetrations (tub spout or shower head) must be caulked/sealed to prevent moisture intrusion and possible compromise.

Wrenches Handyman
5.7.2 - Bathrooms

Caulk/Seal Tile Shower

Recommend maintaining proper seal at tile shower walls, pan and all tub-to-wall, tub-to-floor transitions to prevent possible moisture intrusion and potential damage. Some cracking noted at tile grout lines. 

Tile Tile Contractor
5.10.1 - Installed Safety Equipment

Basement Egress

Some basement living space/s do not meet modern safety standards for fire/emergency egress (secondary means of exit). Although this home may predate such codes, it is an important consideration when using these rooms for living or sleeping quarters. Inspector recommends installing proper means of secondary egress at all bedroom/sleeping areas for optimal safety. 

Hardhat General Contractor
5.10.2 - Installed Safety Equipment

Carbon Monoxide Detectors

Carbon Monoxide Detectors are required to be installed on each floor and outside all bedroom/sleeping areas. Inspector was unable to confirm/identify Carbon Monoxide Detectors in all required locations at time of inspection. Recommend repair. 

Wrench DIY

6 - Electrical

Electrical Service Conductors
Overhead, Aluminum, 240 volts
Main Disconnect Location
Service Panel
Panel Type / Capacity
60-125 Amp, Breakers
Panel Locations
Panel Manufacturer
Square D
Service Panel Grounding Conductor
Unable to confirm
Ground Source
Unable to Confirm
Branch Circuit Conductors

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.

6.1.1 - Service Entrance Conductors

60 amp Meter Base

Round Meter Base and/or undersized Incoming Service Lines indicate a possible 60-125amp Service. Although this is not a defect in and of its self, Inspector recommends further evaluation by a qualified Electrician if any additions or alteration are considered. 60-125 amp Service may be considered under sized by todays standard electrical usage. 

Electric Electrical Contractor
6.2.1 - Main Service Panel and Grounding

Double Tapping

Double tapping of circuit breaker is generally not recommended or allowable and may be indication that panel has been tampered with or work performed by an unqualified person. Recommend further evaluation by a qualified professional and repair or replace as needed. 

Electric Electrical Contractor
6.3.1 - Branch Circuit Conductors

Exposed Ends & Splices
Exterior Basement Stairwell

Wire splices/connections and terminations must be secured/protected in an approved junction box (or removed completely if not in use). Potential safety hazard. Recommend a qualified professional repair as needed.

Electric Electrical Contractor
6.5.1 - Polarity and Grounding of Receptacles

"Open Ground"

Inspector noted ungrounded or "open ground" three-prong outlet/s at time of inspection. Recommend a qualified professional further evaluate and repair or replace as needed.

Electric Electrical Contractor
6.6.1 - GFCI & AFCI

GFCI/AFCI Protection Missing

Modern Code requires GFCI and AFCI protection throughout home. Outlets in one or more required locations was not protected at time of inspection. For optimal safety Inspector ecommends qualified professional install GFCI and AFCI devices as recommended by modern industry standards. Here is a link to read about how GFCI and AFCI receptacles keep you safe. 

Electric Electrical Contractor

7 - Plumbing

Main Water Supply
Supply Distribution
Drain / Waste & Vent System
Main Fuel Shut-Off Location
At Meter
Main Water Shut-Off Location
Basement, Utility Room
Water Pressure
Pressure Regulator Not Found, Unable to Determine

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. 

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.

7.1.1 - Supply Plumbing

Galvanized Piping

Galvanized supply piping observed. Galvanized supply piping should be considered a Deferred Cost Item and may be at or nearing the end of its estimated useful life. Anticipate future maintenance and/or replacement. Recommend further evaluation by a qualified professional.

*Some evidence of past leaks and past repairs noted. 

Pipes Plumbing Contractor
7.2.1 - Fixtures / Faucets

Fixture Damaged

Fixture damaged or not operating properly and may be in need of repair. Recommend further evaluation and repair or replace as needed. 

Pipes Plumbing Contractor
7.3.1 - Drain / Waste, & Vent Systems

Drain Stop Not Operating

Mechanical drain stop/plug not operating properly. Recommend repair. 

Contractor Qualified Professional
7.3.2 - Drain / Waste, & Vent Systems

Poor/Slow Drainage

Poor restricted drainage was observed at time of inspection. Recommend a qualified plumber evaluate and repair/remedy as needed. 

Pipes Plumbing Contractor

8 - Water Heater

Water Storage Tank
Basement, Utility Room
Fuel Source
80 gal
Approximate Age
Seismic Strapping
Not present
TPR Valve
Proper (w/ Discharge Piping)
Water Temperature
Less than 120ºf

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

8.1.1 - Equipment

Wiring Not Secure
Bedroom Utility Room

Wiring must be secured and protected from accidental damage. Recommend a qualified professional further evaluate and repair as needed. 

Electric Electrical Contractor

9 - Heating System

Forced air
Utility Room
Energy Source/Type
Approximate Age
Filter Type
Filter Size
Tested, Operational
Inspector attempts to operate Heating System/s using normal operating controls (i.e. Thermostat). 
Recorded Temperature

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.

9.1.1 - Heating Equipment

Filter Not Sealed

Furnace Filter cover inproper or not installed. System air leaks will result in decreased system efficiency and unneeded maintiinace due to dirty coils. Recommend repair or replace as needed. 

Fire HVAC Professional
9.2.1 - Distribution Systems

Possible Asbestos Materials

Some HVAC ducting was wrapped in cloth ducting tape. Cloth ducting tape is known to be a product that may contain Asbestos and should not be removed or disturbed without first consulting a qualified Environmental Contractor. Cloth ducting tape is generally not considered to be a health risk if it is left undisturbed on the outside of supply ducting. See a helpful article here.  


Mold Environmental Contractor

10 - Cooling System

Not Tested
Air conditioner
Split System
Energy Source
Approximate Age
Temperature Split / Differential
Not Determined

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. 

Cold Weather
Prolonged operation of a Cooling System below 60ºF (outdoor air temperature) may result in damage to equipment. In mild temperature (between 50-60ºF) inspector attempts to confirm basic operation of Cooling System by briefly operating but will not operate for a prolonged period of time or attempt to determine Temperature Split. Below 50ºF Inspector does not attempt to operate Cooling System but recommends further evaluation by a qualified professional prior to next cooling season.  

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.

10.1.1 - Cooling Equipment

Insulation missing or damaged

Missing or damaged insulation on refrigerant line can reduced system efficiency and produce condensation leading to possible moisture damage in some installation situations. Recommend repair or replace as needed. 

Fire HVAC Professional
10.1.2 - Cooling Equipment

Deferred Cost Item

AC appears to be 15 years old or more and should be considered a Deferred Cost Item. This comment is based off of an estimated life expectance of 15-20 years. Anticipate maintenance and/or future replacement. Recommend regular maintenance and inspection by a qualified HVAC professional.

Mag glass Monitor

11 - Structural Components

Poured Concret
Floor Structure
Wood Joists
Crawlspace Inspection
Wall Structure
Wood Framed
Attic Inspection
Roof Type
Roof Structure
Joist and Rafters
Roof Sheathing
Tounge and groove wood
Roof Structure & Attic: Restricted Access
Living Room Attic

Inspector did not attempt to traverse some attic space due to new blown-in Insulation and restricted access (living room). 

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.

12 - Insulation and Ventilation

Attic Insulation
Blown Fiberglass, Vermiculite
Attic Ventalation
Gable Vents
Ductwork Insulation
Pluming Insulation

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.

12.1.1 - Attic

Attic Ventilation Possibly Insufficient

Attic venting is possibly insufficient or restricted for adequate attic ventilation/circulation. Modern standards recommend 1.5 square feet of venting area for every 300 square feet of attic floor space and a combination of high and low venting source. Recommend an attic  entilarion contractor further evaluate and remedy.
Black spotty staining and/or white biological growth noted at some attic sheathing and/or framing. Possible Mold, possible health risk. Recommend further evaluation and testing by a qualified Environmental Contractor and repair/remedy as needed. 

Mold Environmental Contractor
12.1.2 - Attic

Exhaust Vents Not Sealed/Secured

Bathroom and Kitchen exhaust vent/s were not a secured/sealed termination to exterior. Condition conducive to excessive moisture in attic space. Recommend repair or replace as needed.

*Some spotty staining or sucpiciouse growth observed around Kitchen exhaust vent. See Ventilation comments. 

Hardhat General Contractor
12.1.3 - Attic

Vermiculite Insulation

Vermiculite insulation noted in attic space. Vermiculite insulation is known to contain asbestos and may be considered a health risk. Recommend further evaluation and testing by a qualified environmental contractor and repair/remedy as needed. 

Mold Environmental Contractor

13 - Garage

Garage Type
Garage Door Safety Features
Photoelectric Eye, Edge Sensor (force)
Appliance Safety Features
Fire Seperation Present

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.

14 - Fireplaces and Fuel-Burning Appliances

Inspection Method
Wood Fireplace
Not Installed

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

14.1.1 - Fireplaces, Stoves & Inserts

General Recommendation

Regular maintenance and inspection is required with all fossil fuel burning appliance flues. Recommend having all fireplace and wood burning appliance flues serviced and inspected by a qualified chimney professional prior to use.  

Fireplace Chimney Repair Contractor

15 - Appliances

15.3.1 - Dishwasher

Not Secured

Dishwasher was not properly secured to cabinets/countertop and may be prone to tipping. Recommend repair. 

*Dishwasher door spring was damaged or not operating properly. 

Wash Appliance Repair