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1234 Main St.
Spokane, Washington 99224
07/19/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
18
Maintenance item
12
Recommendation
5
Safety hazard

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Furnished, Occupied
Style
Ranch
Temperature (approximate)
30 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear, Snow
Snow limited visibility

At the time of inspection, there was significant amounts of snow covering the grounds, to include parts of driveways, patios, and surrounding areas adjacent to the foundation. Where practical, I moved snow to gain observation, however much was unobserved.

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X X
2.4 Skylights, Chimneys & Other Roof Penetrations X X
Inspection Method
Ground, Ladder
Roof Type/Style
Gable
Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
N/A
Flashings: Material
Aluminum
Snow on roof (full coverage)

At the time of inspection, there was full snow coverage of the roof. Roof traverse conditions were deemed unsafe due to snow and/or ice. View of the entire roof covering was not possible and was not fully inspected.

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
2.1.1 - Coverings

Roof Install Not Permitted

A permit search revealed no permits were pulled when the roof covering was recently replaced. The purpose of a roofing permit and subsequent inspections is to protect the interest and safety of property owners by documenting the work performed and ensuring established codes are followed. This is not an inherent defect, however, as I could not fully inspect the roof covering, and it was not inspected at the time of installation, there may be latent issues. On the positive side, it appears the roof decking was also replaced at the time of installation, and the simple design of the roof lends itself to the likelihood that the roof covering install may have been done correctly. Recommend request additional information from the homeowner regarding the roofing install and/or assessment by a qualified roofing professional when the snow thaws.

Credit
Comment
2.2.1 - Roof Drainage Systems

Gutters Missing

There are no gutters present on the structure.  Given the observed hole pattern throughout the aluminum fascia covering, there may have been gutters present on the house in the past. Gutters are recommended because they collect rain water from the roof and direct it away from  the building. 

Gutter Gutter Contractor
Credit
Comment
2.3.1 - Flashings

Missing Flashing

Although I could not observe all roof locations, flashings were missing at one or more locations at the time of inspection. Flashings provide protection against moisture intrusion. Recommend continued monitoring and definitely get a closer look when the snow melts. Should there be flashing missing in multiple locations, contact a qualified roofing contractor evaluate and remedy. Most good roofing contractors can come out and assess the situation free of cost. I use Roman at Performance Roofing, he has always treated my clients well and does exceptional work.

Roof Roofing Professional
Credit
Comment
2.4.1 - Skylights, Chimneys & Other Roof Penetrations

Chimney Repoint Needed

Joints in the masonry have deteriorated and should be repointed. (Repointing is the restoration of the mortar joints in the masonry). I counted 13 courses of brick down from the top that had deteriorated mortar. It is likely that the masonry chimney cap is deteriorated as well. At least one loose brick was observed, so I have highlighted this as a safety concern. I recommend contacting a licensed chimney repair contractor. I have had success with Dobson Chimney, they are affordable and trustworthy folks.

Fireplace Chimney Repair Contractor

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors/Windows X X
3.3 Walkways, Patios & Driveways X
3.4 Porches & Steps X X
3.5 Eaves, Soffits & Fascia X X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Aluminum
Siding, Flashing & Trim: Siding Style
Clapboard
Exterior Doors/Windows: Exterior Entry Door
Wood
Walkways, Patios & Driveways: Driveway Material
Concrete, Gravel
Porches & Steps: Appurtenance
Front Porch
Porches & Steps: Material
Concrete

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Unsealed Penetration

At the time of inspection, one or more siding penetrations was lacking an appropriate seal. 

Wrench DIY
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Failing Caulk

One or more areas of siding had failing caulk. Recommend re-caulking to prevent moisture intrusion.

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

Door Does Not Close or Latch
Front Door

Door does not close or latch properly due to misalignment at the strike plate. Recommend qualified handyman adjust strike plate and/or lock, or this is usually an easy repair you can fix yourself.

Here is a DIY troubleshooting article on fixing door issues. 

Tools Handyman/DIY
Credit
Comment
3.2.2 - Exterior Doors/Windows

Caulk Failing

Areas above doors or windows had failing caulk. Recommend re-caulking to prevent moisture intrusion.

Tools Handyman/DIY
Credit
Comment
3.4.1 - Porches & Steps

Stairs - Deteriorated
Side entry

One or more sections of the exterior stairs are deteriorated. Also the rise and run ratio of the steps is not correct, which can pose a tripping hazard. Recommend qualified concrete contractor evaluate & repair. I have used Allwright Concrete in the past.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
3.5.1 - Eaves, Soffits & Fascia

Fascia - Loose

One or more sections of the fascia are loose. Recommend qualified individual evaluate & repair.

Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading

Grading is sloping towards the home in some areas, specifically on the north side of house near chimney. This could lead to water intrusion and left unchecked, eventually foundation issues. At least one window showed evidence of prior moisture exposure and wood rot due to close proximity to earth and negative grading. There were numerous sprinkler heads located in close proximity to the exterior foundation, so vigilant monitoring is recommended to keep the spray pattern away from the house. Recommend replacement of rotted wood and addition of window wells as needed. More importantly, recommend DIY project, or a qualified landscaper regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

Tools Handyman/DIY
Credit
Comment
3.6.2 - Vegetation, Grading, Drainage & Retaining Walls

Open Egress Well

Egress window well observed to be open (no cover). In areas that are easily accessible, such as this one, it is recommended that a cover be provided to eliminate a fall hazard, and this also helps keep moisture out.

Credit
Comment
3.6.3 - Vegetation, Grading, Drainage & Retaining Walls

Exterior Foundation Veneer Issues

One or more areas of the foundation veneer (cosmetic covering) showed evidence of disrepair. In this case the parge coat of the exterior foundation was deteriorated. Recommend repair as necessary to prevent moisture intrusion.  Here is a link to learn more about this kind of repair products, as well as a useful video.

Contractor Qualified Professional

4 - Plumbing

IN NI NP D
4.1 Main Water Shut-off Device X
4.2 Drain, Waste, & Vent Systems X X
4.3 Water Supply, Distribution Systems & Fixtures X X
4.4 Hot Water Systems, Controls, Flues & Vents X X
4.5 Fuel Storage & Distribution Systems X
Filters
None
Water Source
Public
Main Water Shut-off Device: Location
Basement
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
Iron
Water Supply, Distribution Systems & Fixtures: Distribution Material
Galvanized, Pex
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Galvanized, Pex
Water Supply, Distribution Systems & Fixtures: Kitchen Sink Condition
Serviceable
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Whirlpool

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
4.2.1 - Drain, Waste, & Vent Systems

Improper Connection

Improper connections were observed. There are flexible drain trap/discharge tube extensions installed for trap assemblies under the kitchen sink and main floor bathroom vanity. The kitchen sink drain was clogged/slowly draining, and the bathroom vanity drain leaked upon filling the basin and allowing to drain. Although the flexible, accordion-shaped pipe shown in the photo and video is sold in home improvement stores, it is not approved for installation by plumbing codes, which require that any waste pipe fitting have a smooth interior surface that allows the free flow of drain water and prevents waste buildup clogs. A professional plumber can adjust the tailpipe and trap assembly to use all rigid pipe. Recommend a qualified plumber evaluate and repair as necessary. As highlighted in other areas, there is evidence of unprofessional plumbing work done throughout the house, so a more thorough inspection by a plumber for all plumbing is warranted. Justin at Vertical is my go to plumber.

Pipes Plumbing Contractor
Credit
Comment
4.2.2 - Drain, Waste, & Vent Systems

Drain Component Near End of Service Life

Drum traps are common in older buildings and homes. Generally they are not allowed in modern plumbing. Had a professional plumbing contractor done the plumbing work, this trap would have been replaced. Drum traps usually work just fine, but theyre more prone to getting clogged, and can be difficult to service. Recommend wait until a plumber is out doing other work to have your drum trap replaced.

Pipes Plumbing Contractor
Credit
Comment
4.3.1 - Water Supply, Distribution Systems & Fixtures

Improper Installation

Distribution pipes were installed in a sub-standard way. at least one connection appeared to be under strain. Recommend a qualified plumber evaluate and properly fit and install pipes.

Credit
Comment
4.3.2 - Water Supply, Distribution Systems & Fixtures

Vanity In Need of Repair

Basement vanity observed to be missing drain plug function. This does not allow proper filling of basin. Recommend plumber repair as necessary.

Pipes Plumbing Contractor
Credit
Comment
4.3.3 - Water Supply, Distribution Systems & Fixtures

Toilet Loose

Toilet is loose at the base. Recommend a qualified plumber evaluate and repair as necessary. Although not leaking currently, it is only a matter of time that the wax seal would be compromised, potentially allowing sewer gas entry into the home as well as leaks.

Pipes Plumbing Contractor
Credit
Comment
4.4.1 - Hot Water Systems, Controls, Flues & Vents

Missing TPR Valve Discharge Pipe

At the time of inspection, the hot water heater Temperature Pressure Relief (TPR) valve discharge pipe was observed to be missing. Discharge pipes are required to be installed at a length to within 6 inches from the floor (when an available floor drain is nearby). This is an easy repair. Recommend addition of discharge pipe (DIY/and or have a plumber install it when doing other repairs). The hot water heater appeared to be newer and in good condition otherwise.

5 - Basement, Foundation & Structure

IN NI NP D
5.1 Foundation X
5.2 Basements & Crawlspaces X
5.3 Floor Structure X X
5.4 Wall Structure X X
5.5 Ceiling Structure X
Inspection Method
Attic Access, Visual
Foundation: Material
Concrete
Floor Structure: Basement/Crawlspace Floor
Concrete, Wood
Floor Structure: Material
Concrete
Floor Structure: Sub-floor
Inaccessible, Plank

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
5.3.1 - Floor Structure

Evidence of Moisture Exposure

In the limited unfinished areas that could be observed, there were signs of previous water staining in the underlying subfloor structure, likely caused by previous plumbing leaks. At the time of inspection, these areas were observed to be dry and were in tact upon probing. Recommend monitoring for any new moisture issues.

Credit
Comment
5.4.1 - Wall Structure

Evidence of Water Intrusion

Wall structure showed signs of water intrusion at an old flue pipe penetration. The structure is currently in tact, however continued and prolonged leaking could lead to structural damage over time. This may be tied to the chimney cap/mortar deterioration. Recommend monitoring for any active leaking and/or a hire qualified individual to identify source of moisture and remedy.

6 - Heating

IN NI NP D
6.1 Equipment X
6.2 Normal Operating Controls X
6.3 Distribution Systems X X
6.4 Presence of Installed Heat Source in Each Room X
Equipment: Brand
Goodman
Equipment: Energy Source
Electric
Equipment: Heat Type
Forced Air
Distribution Systems: Ductwork
Non-insulated
AFUE Rating
95+

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Presence of Installed Heat Source in Each Room: Adequate Return/Supply Temperature Differential

Temperature difference between cold air returns and registers are expected to be a minimum of 15 degrees. This was tested at 16 degrees at time of inspection indicating proper function.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
6.3.1 - Distribution Systems

Duct Leaking

Supply duct was observed to be leaking air through a cut open flange in the duct. This may have been done to heat the floor space above, or to allow conditioned air to enter a floor joist bay in order to reach a register. In either case this is an inefficiency. Recommend a qualified HVAC technician evaluate and repair as necessary.

Fire HVAC Professional

7 - Electrical

IN NI NP D
7.1 Service Entrance Conductors X
7.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
7.3 Branch Wiring Circuits, Breakers & Fuses X X
7.4 Lighting Fixtures, Switches & Receptacles X
7.5 GFCI & AFCI X X
7.6 Smoke Detectors X X
7.7 Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
Overhead
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Back
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex, Cloth Sheath

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
7.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing Labels on Panel

At the time of inspection, panel was missing labeling or labeling was incomplete. Recommend a qualified electrician identify and map out locations when other electrical work is done.

Credit
Comment
7.3.1 - Branch Wiring Circuits, Breakers & Fuses

Unprotected or Inadequately Secured Wire

Electrical cables below 8-feet above the floor (in other words, within reach) are required to be protected either inside a wall, floor/ceiling bay, or running in conduit. Recommend electrician evaluate and repair as necessary.

Electric Electrical Contractor
Credit
Comment
7.5.1 - GFCI & AFCI

Open Ground/No GFCI Protection Installed

Open grounds were observed in several locations. Ground Fault Circuit Interruptors (GFCI) protection was not present in all required locations. Open grounds in three prong receptacles are a common issue found in older homes. This is an unsafe condition and should be corrected.  The repair is fairly simple and does not require rewiring the home as some mistakenly believe. Only those circuits with the ungrounded receptacles are required to be addressed. Recommend licensed electrician upgrade by installing ground fault receptacles in all required locations.

Here is a link to read about how GFCI receptacles keep you safe. 

Electric Electrical Contractor

8 - Fireplace

IN NI NP D
8.1 Vents, Flues & Chimneys X X
8.2 Lintels X
8.3 Damper Doors X
8.4 Cleanout Doors & Frames X X
Type
Wood

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

damper doors by opening and closing them, if readily accessible and manually operable; and

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

III. The inspector shall report as in need of correction:

evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

manually operated dampers that did not open and close;

the lack of a smoke detector in the same room as the fireplace;

the lack of a carbon-monoxide detector in the same room as the fireplace; and

cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

inspect the flue or vent system.

inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

perform a National Fire Protection Association (NFPA)-style inspection.

perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
8.1.1 - Vents, Flues & Chimneys

Chimney Liner Dirty

Chimney box and liner had layer of creosote and dust, so underlying structure couldn't be inspected for cracks. Recommend qualified chimney sweep company inspect and/or clean annually. I personally use Oakenshield Chimney Service for my own home.

Fireplace Chimney Sweep

9 - Attic, Insulation & Ventilation

IN NI NP D
9.1 Attic Insulation X
9.2 Ventilation X
9.3 Exhaust Systems X
9.4 Radon Mitigation System X
Dryer Power Source
220 Electric
Dryer Vent
Metal
Flooring Insulation
Batt
Attic Insulation: Insulation Type
Blown, Cellulose
Ventilation: Ventilation Type
Gable Vents, Soffit Vents
Exhaust Systems: Exhaust Fans
Fan Only
Attic Insulation: R-value
38

R-38 depth observed. R-49 is now standard. From an energy consumption standpoint adding additional depth in the future would be a cost-effective way to improve the house heating performance.

Radon Mitigation System: No Radon Mitigation Present

There was no radon mitigation system present in the house at the time of inspection. Radon is a significant health hazard for home occupants in which radon gas exists at high levels. The only way to confirm absence or presence of radon gas is to test for it. For more information regarding radon, please see the EPA website. If at any point in the future you would like to test for the presence of radon in your home, please contact me.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

10 - Doors, Windows & Interior

IN NI NP D
10.1 Doors X
10.2 Windows X X
10.3 Floors X
10.4 Walls X X
10.5 Ceilings X X
10.6 Steps, Stairways & Railings X X
10.7 Countertops & Cabinets X X
10.8 Trim X X
Windows: Window Manufacturer
Unknown
Windows: Window Type
Single-hung
Floors: Floor Coverings
Hardwood, Laminate, Linoleum
Walls: Wall Material
Drywall, Plaster
Ceilings: Ceiling Material
Plaster, Popcorn Texture, Drywall
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Laminate

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.2.1 - Windows

Failed Seal

Observed condensation between the window panes of some windows, which indicates a failed seal. Recommend qualified window contractor evaluate & replace as necessary.

Window Window Repair and Installation Contractor
Credit
Comment
10.4.1 - Walls

Minor Corner Cracks

Minor cracks at the corners of doors and windows in walls. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Credit
Comment
10.5.1 - Ceilings

Minor Damage

Minor damage or deterioration to the ceiling was visible at the time of the inspection. Recommend DIY/handyman patch or paint as necessary.

Tools Handyman/DIY
Credit
Comment
10.5.2 - Ceilings

Popcorn Texture

The general condition of most ceilings appeared to be in serviceable condition at the time of inspection. NOTE- some forms of the ceiling coating and materials installed prior to 1978 have been known to contain asbestos. Typically this is only an issue during remodeling when the materials may be disturbed. Testing for this hazardous material is beyond the scope of this inspection. Please refer to the Washington State Department of Health recommendations regarding this issue.

Credit
Comment
10.5.3 - Ceilings

Sub-standard Drywall Repair

Sub-standard drywall finishing observed at time of inspection in basement ceilings. Recommend re-patching/finishing as needed. 

Putty knife Drywall Contractor
Credit
Comment
10.6.1 - Steps, Stairways & Railings

Handrail/Baluster Construction Unsafe

The overall construction of handrail and/or baluster spacing is not up to modern safety standards. The space between balusters should not allow passage of a 4 inch sphere for child safety. Recommend a qualified handyman or contractor repair and bring up to code. 

Contractor Qualified Professional
Credit
Comment
10.7.1 - Countertops & Cabinets

Cabinet Hinge Loose

One or more cabinet hinges were loose. Recommend a qualified handyman or DIY repair. 

Here is a helpful DIY article on cabinet repairs.

Credit
Comment
10.7.2 - Countertops & Cabinets

Cabinets Damaged

Cabinets had visible damage at time of inspection. Specifically under the sink there was evidence of previous moisture exposure from prior plumbing leaks.

Credit
Comment
10.8.1 - Trim

Failing Paint/Finish

One or more areas of trim showed excessive wear or failing paint/finish. This is a cosmetic issue only. Also there was trim missing in some locations. Recommend maintenance with appropriate paint/finish.

Tools Handyman/DIY

11 - Built-in Appliances

IN NI NP D
11.1 Dishwasher X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X
11.4 Dryer X
11.5 Washer X
Refrigerator: Brand
Frigidaire
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Range/Oven/Cooktop: Range/Oven Brand
Frigidaire
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Dishwasher: Portable DW

Was not plugged in, could not test

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

12 - Detached Garage

IN NI NP D
12.1 Floor X
12.2 Garage Door X
12.3 Garage Door Opener X
Garage Door: Material
Metal
Garage Door: Type
Automatic
Personal Items Obstructing View

The garage appeared to be in excellent condition, however it is worth noting that at the time of inspection personal items obstructed complete view of garage walls and floor

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies