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1234 Main St.
Naches, WA 98937
05/20/2019 9:00AM

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1 - Inspection Details

Weather Conditions
Clear
Temperature
Cold (below 50ºF)
Type of Building
Single family
Stories
One
Bedrooms/Bathrooms
3/2
Occupancy
Vacant
Approximate Age
2004
Age Based On
Listing
In Attendance
Client, Client's Agent
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
N/A

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.

3 - Exterior

Siding
Cottage Lap, Brick Veneer
Trim
Wood
Exterior / Entry Doors
Fiberglass Hinged
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
3.1.1 - Siding, Flashing & Trim

Minor Damage
Back Exterior

Some minor damage/deterioration noted at exterior siding and/or trim. Probable past moisture from garden spigot. Recommend maintaining paint/seal to prevent further compromise due to moisture. 

Tools Handyman/DIY
Credit
Comment
3.2.1 - Exterior Doors & Windows

Adjustment Needed

Some entry doors or entry door hardware 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
10-20 Years
Ventilation Type
Soffit Vents, Gable Vents, Roof Vents
Flashing
None
Skylights
Not Present
Chimney
None
Gutter Material
Metal
Coverings: Servicable

Roof covering appears to be in good serviceable condition. 

Coverings: Inspection Limited

Inspector did not attempt to walk on some portions of roof due to frost/ice on roof at time of inspection. 

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
4.4.1 - Flashings

Drip-Edge Flashing Not Installed

Drip-edge flashing protects roof eves, soffits and facia from possible moisture penetration and potential damage resulting from moisture. Some areas of home did not have a proper drip-edge flashing installed. Home may benefit from a proper drip-edge flashing installed at roof eves. Recommend a qualified professional further evaluate and repair.

Roof Roofing Professional

5 - Interiors

Walls & Ceilings
Drywall
Floor Coverings
Carpet, Vinyl, Wood Laminate
Interior Doors
Hinged, Wood, Bi-fold
Windows
Vinyl, Fixed, Single-hung
Cabinetry
Wood
Countertops
Laminate
Installed Safety Equipment
Smoke Detectors
Walls: Interior Cracking

Interior cracks and/or nail-pops observed appear to be typical and not evidence of significant structural compromise. Recommend monitor. If any interior crack begin to grow or become irregular then further evaluation would be required. 

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

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
Credit
Comment
5.1.2 - Safety Equipment

Smoke Detectors Missing
Kitchen, Master Bedroom, Hall

Inspector was unable to confirm installed Smoke Detectors in all required/recommended locations. Safety Hazard. Recommend repair or replace as needed. 

Wrenches Handyman
Credit
Comment
5.5.1 - Windows

Single-Hung Windows
Hall Bathroom, Master Bathroom, Laundry Room

Some single hung windows not operating smoothly/properly and may be in need of adjustment or repair.

Window Window Repair and Installation Contractor
Credit
Comment
5.6.1 - Doors

Door in Need of Adjustment
Hall Bathroom, Master Bathroom, Laundry Room

One or more 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
Credit
Comment
5.10.1 - Cabinets & Countertops

Adjust Cabinet Hardware
Hall Bathroom

Some cabinet hardware was not operating smoothly/properly and may be in need of adjustment or repair.

Tools Handyman/DIY

6 - Appliances

Installed Appliances - Inspected/Tested
Dishwasher, Range, Garbage Disposal, Range Hood

Installed Appliances are visually inspected and tested for basic operation using normal operating controls. Appliances may not be tested at the discretion of your Inspector. 

Installed Appliances - Not Tested
N/A

Inspector does not attempt to test operation of some installed appliances (i.e. Washing Machine, Dryer, Trash Compacter) at time of inspection.

7 - Electrical

Electrical Service Conductors
Underground, Aluminum, 240 volts
Main Disconnect Location
Service Panel
Panel Manufacturer
Cutler Hammer
Panel Type / Capacity
Breakers, 200 amp
Service Panel Grounding Conductor
Present
Ground Source
Unknown / Not Visible
Branch Circuit Conductors
Copper
Panel Locations
Garage

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.

8 - Plumbing

Source
Public
Main Water Supply
Copper
Supply Distribution
Copper
Filters/Softener
None
Drain / Waste & Vent System
ABS
Sump Pump / Sewage Ejector
N/A
Main Fuel Shut-Off Location
At Meter
Main Water Shut-Off Location
Entry Closet
Water Pressure
Recorded

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. 

Drain / Waste, & Vent Systems: Past Sink Leak
Master Bathroom Crawlspace

Evidence of past leak noted. No active leak observed at time of inspection. Recommend monitor. 

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
8.1.1 - 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 Pressure Reducing Valve (or install a proper Pressure Reducing Valve if needed). Here is a helpful article on Water Reducing Valves. 

Pipes Plumbing Contractor
Credit
Comment
8.2.1 - Fixtures & Faucets

Leaking Valve/Fixture
Laundry Room

Faucets/fixtures leaking or not operating properly. Recommend repair or replace as needed. 

Wrenches Handyman
Credit
Comment
8.2.2 - 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
8.2.3 - Fixtures & Faucets

Spigot Handle Damaged
Back Exterior

Garden spigot/hose-bib handle damaged.

Contractor Qualified Professional
Credit
Comment
8.2.4 - Fixtures & Faucets

Spigot Leaking

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

Wrenches Handyman
Credit
Comment
8.3.1 - Drain / Waste, & Vent Systems

Drain Stop Not Operating Properly
Bathroom

Mechanical drain stop/plug not operating properly. Drain stop appears to be reversed and requires holding in the down position to drain tub. 

Wrenches Handyman
Credit
Comment
8.3.2 - Drain / Waste, & Vent Systems

Potential Leak
Master Bathroom

Evidence of past leaks or potential leaks observed at drain plumbing. No active leaks observed at time of inspection. Recommend monitor.

Mag glass Monitor

9 - Water Heater

Type
Water Storage Tank
Manufacturer
AO Smith
Aproximate Age
2013
Capacity
50 gal
Fuel Source
Gas
Location
Garage
Seismic Strapping
Not present
TPR Valve
Improper (w/o Discharge Piping)
Water Temperature
More than 120ºf - safety hazard

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

Credit
Comment
9.3.1 - 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.

Wrenches Handyman
Credit
Comment
9.3.2 - Safety Featurs

TPRV Discharge Pipe Missing/Improper

Temperature Pressure Relief Valve discharge piping missing or improper. A proper discharge pipe of approved, rigid, high temp material must be installed and terminate within 24" to 8" of floor, or waste drain with a visual air gap to prevent possible back-flow. Discharge pipe must not reduce in size or be connected to any other discharge piping. No point of discharge pipe may be tapped, T-ed, threaded or exposed to freezing temperature. Recommend repair or replace as needed. 

Wash Appliance Repair

10 - Heating System

Type
Forced air
Location
Garage
Approximate Age
2004
Manufacturer
Goodman
Energy Source/Type
Gas
Filter Size
16x20x
Distrabution
Central
Filter Type
Disposable
Recorded Temperature
Satisfactory
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
10.1.1 - Heating Equipment

Filter Requires Replacement

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

11 - Cooling System

Type
Air conditioner
Approximate Age
2004
Manufacturer
Goodman
Energy Source
Electric
Configuration
Split System
Distrabution
Central
Operation
Not Tested
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 60F (outdoor air temperature) may result in damage to equipment. In mild temperature (between 50-60F) inspector may attempt 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 50F Inspector will 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.

12 - 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
Attic View
Crawlspace View

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.

13 - Insulation and Ventilation

Attic Insulation
Blown Fiberglass
Attic Ventalation
Gable Vents, Roof 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
13.1.1 - Attic

Exhaust Vents Not Terminating to Exterior
Kitchen Attic

An exhaust vent was not a secured/sealed termination to exterior. Recommend repair or replace as needed.

Wrenches Handyman
Credit
Comment
13.1.2 - Attic

Possible Mold
Master Bathroom Attic

Black spotty staining and/or white biological growth noted in attic near bathroom exhaust vent. Possible mold, possible health risk. Recommend further evaluation and testing by a qualified environmental contractor and repair/remedy as needed.

Mold Environmental Contractor
Credit
Comment
13.3.1 - Crawlspace

Foundation Vent/s Compromised

Damaged, loose or missing foundation vent screen/s. Condition conducive to pest intrusion at crawlspace. Recommend repair or replace as needed.  

Wrenches Handyman

14 - Garage

Garage Type
Attached
Appliance Safety Features
Elevated 18", Bulkhead Not Installed, 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.

Credit
Comment
14.5.1 - Safety Features

Bulkhead

A bulkhead/barrier must 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. 

Contractor Qualified Professional