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1234 Main St.
Naches WA 98937
09/21/2018 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
One
Bedrooms/Bathrooms
3/2
Occupancy
Furnished, Occupied
Approximate Age
2006
Age Based On
Listing
In Attendance
Client, Client's Agent
Shop/Outbuildings
Inspected
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
Asphalt
Walkways
Concrete
Patios
Concrete
Stoops / Steps
Concrete
Retaining Walls
Rock/Stone

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
2.1.1 - Vegetation & Grading

Vegetation Against Home

Trees, shrubs and/or vegetation in contact with home may cause undue wear and trap moisture against home leading to eventual compromise. Recommend all vegetation be maintained with a minimum of 8" clearance from home/exterior siding. 

Yard scissors Landscaping Contractor

3 - Exterior

Siding
Brick Veneer, Cottage Lap
Trim
Wood Composite
Exterior / Entry Doors
Fiberglass Hinged, Fiberglass Franch
Windows
Vinyl
Decks / Balconies
N/A
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

Adjustment Needed
Garage Entry, Front Entry, Back Entry

Entry door hardware throughout was not operating smoothly/properly and may be in need of adjustment or repair. 

Door Door Repair and Installation Contractor

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, Gable Vents, Ridge Vents
Flashing
Metal
Skylights
Not Present
Chimney
Metal
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

Clean Gutters

Gutters contain dirt or debris that may restricting proper drainage. Full gutters may also add unneeded weight to gutter system leading to potential failure.
Here is a DIY resource for cleaning your gutters. 

Tools Handyman/DIY

5 - Interiors

Walls & Ceilings
Drywall
Floor Coverings
Carpet, Tile, Hardwood
Interior Doors
Hinged, Wood
Windows
Vinyl, Single-hung
Cabinetry
Wood
Countertops
Granite/Quartz
Installed Safety Equipment
Smoke Detectors
Ceilings: Soot Staining / Streaking
Garage

Soot streaking at interior walls and/or ceilings is typically evidence of inefficient burning of a fossil fuel appliance and/or open flame such as a candle or incense. 

*See HWT notes. 

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

Credit
Comment
5.5.1 - Windows

Window Blinds Damaged
Master Bedroom

Some window blinds were damaged or did not operate properly and may be in need of adjustment or repair. 

Wrenches Handyman
Credit
Comment
5.6.1 - Doors

Hardware Missing
Kitchen

Some interior closet door hardware was missing or not installed and was not operating smoothly/properly. 

Door Door Repair and Installation Contractor

6 - Appliances

Credit
Comment
6.11.1 - Wall Oven

Burner Not Operating

Inspector was unable to confirm operation of Broil function at lower oven. 

Wash Appliance Repair

7 - Fireplaces

Type
Gas Stove
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
Foundation Ground
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
8.4.1 - Connected Devices & Fixtures

Light Inoperable
Living Room

Inspector was unable to confirm operation of one or more lights at time of inspection. New light bulb possibly needed. Recommend further evaluation and repair as needed. 

Electric Electrical Contractor

9 - Plumbing

Source
Community Well
Main Water Supply
PEX
Main Water Shut-Off Location
Utility Room
Near Hot Water Tank
Supply Distribution
PEX
Filters/Softener
Installed
Drain / Waste & Vent System
ABS
Sump Pump / Sewage Ejector
N/A
Main Fuel Shut-Off Location
At Equipment, At Tank

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
9.1.1 - Supply Plumbing

High Water Pressure

High water pressure may put unneeded stress/strain on your plumbing system (pipes and fixtures). The generally recommended safe water pressure for residential application is 60-80 P.S.I. Recommend adjusting water pressure at Booster Pump. Here is a helpful article on Water Reducing Valves. 

Pipes Plumbing Contractor
Credit
Comment
9.2.1 - Fixtures & Faucets

Fixture Damaged
Kitchen

Fixture damaged or not operating properly and bay be in need of repair. 

Wrenches Handyman
Credit
Comment
9.2.2 - Fixtures & Faucets

Shower Head Loose/Leaking
Master Bathroom

Shower head leaking and may be in need of adjustment or repair. 

Wrenches Handyman

10 - Water Heater

Type
Water Storage Tank
Manufacturer
Rheem
Aproximate Age
2006
Capacity
75 gal
Fuel Source
Propane
Location
Garage, Utility Closet
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
10.1.2 - Equipment

Flame Roll-out

Scorching or evidence of flame roll-out noted at Hot Water Tank. Flame roll-out may be an indication of poor operation or other defects. Recommend further evaluation by a qualified professional and repair or replace as needed. 
Pipes Plumbing Contractor
Credit
Comment
10.1.3 - Equipment

No Air Gap at TPR Discharge

Temperature Pressure Relief Valves terminating in waste drains must have a visual air gap to ensure waste drain plumbing cannot exchange with potable water supply. Recommend a proper air gap be provided at TPR discharge piping.  

Wrenches Handyman
Credit
Comment
10.1.4 - Equipment

Expansion Tank Leaking

Rust or evidence of leaking noted at expansion tank. Recommend repair or replace as needed.

Pipes Plumbing Contractor
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 of 120ºF. Recommend adjusting water temperature to no more than 120ºF to prevent potential scaling.

Wash Appliance Repair

11 - Heating System

Type
Forced air, Heat Pump
Location
Garage
Approximate Age
2006
Manufacturer
Trane
Energy Source/Type
Propane
Distrabution
Central
Recorded Temperature
Not Recorded
Operation
Tested, Operational
Inspector attempts to operate Heating System/s using normal operating controls (i.e. Thermostat). 
Filter Type
Electronic Air Cleaner

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

Condensate Leak

Evidence of a condensate leak noted at furnace. Condition conducive to rust/deterioration and potential compromise. Recommend a qualified professional further evaluate and repair.  

Fire HVAC Professional

12 - Cooling System

Approximate Age
2006
Manufacturer
Trane
Energy Source
Electric
Configuration
Split System
Distrabution
Central
Operation
Tested, Operational
Type
Heat Pump
Temperature Split / Differential
14-21ºF

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.

Credit
Comment
12.2.1 - Distribution Systems

Condensate Leak
Crawlspace

Leaking observed at Furnace Plenum and/or ducting. Probable condensate leak. Condition conducive to eventual deterioration and loss of system efficiency. Recommend a qualified professional further evaluate and repair/remedy as needed. 

Fire HVAC Professional

13 - Structural Components

Roof Type
Gable, Hip
Roof Structure
Truss System
Roof Sheathing
OSB
Foundation
Poured Concrete
Floor Structure
Wood I-Joists
Sub-floor
OSB
Wall Structure
Wood Framed
Attic Inspection
Traversed
Crawlspace Inspection
Traversed
Crawlspace View

Photo of post/footing for your information. 

Attic View
Foundation: Typical Cracks

Small vertical cracks know as shrinkage cracks or typical cracks were noted. These small vertical cracks are not considered to be related to structural compomise. If any vertical cracks begin to grow then further evaluation would be required. Recommend monitor. Cracks may be sealed from exterior to prevent moisture intrusion. 

Floor Structure & Crawlspace: Evidence of Past Moisture

Evidence of past moisture noted in crawlspace at plastic vapor barrier. Possible past plumbing leak or moisture intrusion through foundation vents. No standing moisture observed at time of inspection. No evidence of compromise resulting from moisture noted. Recommend further inquiry and monitor. 

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
Gable Vents, Ridge Vents, Soffit Vents
Crawlspace Insulation
Fiberglass Batt
Foundation Venting
Present
Vapor Barrier
Installed
Ductwork Insulation
Present
Pluming Insulation
Present

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
14.3.1 - Crawlspace

Foundation Vent/s Restricted
Throughout Exterior

Some foundation vents throughout are blocked or restricted with landscaping, leaves/debris and/or insulation. Recommend opening/clearing all foundation vents to ensure adequate crawlspace ventilation.

Wrenches Handyman

15 - Garage

Garage Type
Attached
Appliance Safety Features
Elevated 18", Installed In Alcove
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.

16 - Shop

Excessive Contents

Garage/Shop interior inspection was limited/restricted by excessive contents and stored items. Inspector was unable to access some outlets, windows, etc. at time of inspection. 

Heat Source : Installed Filter Size

16x24x1"

Credit
Comment
16.1.1 - Heat Source

Condensate Leak

Evidence of condensate leak noted at furnace cabinet. Recommend further evaluation/inquiry and repair as needed. 

Fire HVAC Professional
Credit
Comment
16.4.1 - Garage Doors

Opener Noisy

Garage door opener was noisy when operating and may be at or nearing the end of its useful life. Recommend further evaluation and maintenance or repair. 

Garage Garage Door Contractor