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INTRODUCTION:

Thank you for choosing Awesome Day Home Inspections, LLC to perform an inspection for you.  My goal is to help you gain a thorough understanding of the property that you are interested in purchasing. Please carefully read your entire Inspection Report. Feel free to call me after you have reviewed your report if you have any questions. Remember, now that the inspection is completed and the report has been delivered, I am still available to you for any questions you may have throughout the entire closing process, and anytime in the future. Thank you, David   "It is an Awesome Day!"

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How to Use Spectora's Repair Request Builder. This feature is awesome! Here is the link to understanding how to use this useful feature: 

http://support.spectora.com/real-estate-agent-realtor-resources/how-to-use-spectoras-repair-request-builder 

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Report Photos

Pictures in Report -Your report includes photographs, which help to clarify where the inspector went, what was inspected, and the condition of a system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas. These are to help you better understand what is documented in this report and may allow you to see areas or items that you normally would not see. A pictured issue does not necessarily mean the issue was limited to that area only, but may be a representation of a condition that is in multiple places. Not all areas of deficiencies or conditions will be supported with photos. Please read the report thoroughly.


Thermal Imaging Disclaimer

A thermal camera may be used and images may be included in this inspection report. They are provided as a courtesy, are limited to certain portions of the home and should not be considered as part of a full-home thermal imaging inspection. The inspector chooses the portions of the home to be scanned or photographed and photographs are included in the report at the Inspector's sole discretion.

Note: A Thermal Imaging camera may be used as a means of evaluating certain suspect issues or systems. Any anomalies found are always verified by other means such as a moisture meter. Moisture must be present for infrared thermography to locate its existence. During dry times a leak may still be present but undetectable if materials have no moisture present. Thermal Imaging is not X-ray vision, cannot see through walls and cannot detect mold.



1 - Inspection and Site Details

IN NI NP R
Inspection Start Time
09:00 AM
Inspection End Time
6:00 PM
Residence Type
Single Family Home(2 story)
Inspection Attendees
Client not present, Renters present
Inspection Type
General Home Inspection
Utilities Status
The utilities were on at the time of inspection.
Temperature at the time of inspection:
Below 40 degrees
Weather
Raining
Soil condition
Wet
Rain in the last 3 days:
Yes
Occupancy Status
Occupied-Furnished

If this residence was furnished at the time of the inspection portions of the interior were hidden by the occupants belongings. In accordance with industry standards, the inspection is limited to only those surfaces that are exposed and readily accessible. The Inspector does not move furniture, lift floor-covering materials, or remove or rearrange items within closets or on shelving. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible at the time of the inspection. Contact the Inspector immediately if any adverse conditions are observed that were not commented on in your inspection report.

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations

2 - Utility Locations and Shut-offs

IN NI NP R
Water Shutoff
Well house

Well house and secondary shutoff is to the right of the water heater. 

Electrical Shutoff
2nd Floor outside porch South
Water Supply - Source
East well house
Private well water supply
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations

3 - Exterior of the Home

IN NI NP R
3.1 Wall Cladding X
3.2 Eaves, Soffits, Fascia and Trim X
3.3 Doors (Exterior) X
3.4 Screen/Storm Door(s) X
3.5 Windows (Exterior) X
3.6 Hose Bibs X
3.7 Exterior Outlets X
3.8 Exterior Fixtures X
3.9 Exterior Switches X
3.10 Exterior Wiring X
Wall Cladding: Materials
Wood
Wall Cladding: Style
Lap
Screen/Storm Door(s) : Screen/Storm Door(s)
Metal
Eaves, Soffits, Fascia and Trim: Description of Eaves, Soffit and Fascia
Wood Clad
Hose Bibs: Tested and Working
West

Hose bib was tested and operated correctly. 

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
3.1.1 - Wall Cladding

Moisture Damage and Rot
Southeast

The exterior wall cladding had damage and/or deteriorated areas noted from moisture intrusion at the time of the inspection. Recommend qualified professional evaluate and repair as needed to prevent further damage. The damage was caused by downspouts. 

Contractor Qualified Professional
Credit
Comment
3.4.1 - Screen/Storm Door(s)

Screen Door Damage

One or more screen doors were damaged at the time of inspection. Repairs recommended.
Contractor Qualified Professional
Credit
Comment
3.7.1 - Exterior Outlets

Unsafe outlet
South 2nd Floor porch

This receptacle is unsafe. Recommend a total replacement. 

Electric Electrical Contractor

4 - Foundation

IN NI NP R
4.1 Foundations and Floors (Structural) X
Foundations and Floors (Structural): Foundation
Poured concrete, Slab on Grade
Foundations and Floors (Structural): Floor/Slab
Poured Slab
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
4.1.1 - Foundations and Floors (Structural)

Common cracks

Common cracks were visible in the floor slab. This type of cracking can have several causes…concrete shrinkage, which is a normal part of the concrete curing process and not a structural concern post-construction settling due to incomplete compaction of the soil beneath the slab during construction. This also is not an unusual condition and typically would not continue. heaving of the soil due to the presence of expansive soils. Determining the cause of cracking lies beyond the scope of the General Home Inspection.

5 - Grounds

IN NI NP R
5.1 Driveway Observations X
5.2 Walkway Observations X
5.3 Vegetation Observations X
5.4 Grading Observations X
5.5 Steps, Stairs and Handrails X
5.6 Porch Observations X
5.7 Deck Observations X
5.8 Patio Doors X
5.9 Patio Screen Doors X
Walkway Observations: Walkway
Concrete sidewalk noted.
Porch Observations: Porch Floor
Wood beams, Wood joists
Porch Observations: Porch Foundation
Poured concrete
Driveway Observations: Driveway Type:
Gravel/dirt driveway noted.
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
5.2.1 - Walkway Observations

Significant cracks

Significant cracks are visible in the walkways at the time of the inspection. This creates a trip hazard. Recommend further evaluation. 

Contractor Qualified Professional
Credit
Comment
5.5.1 - Steps, Stairs and Handrails

Handrail not level or secure
2nd Floor East

The handrail is bending outward and has lost its strength. Recommend securing this railing.  

Contractor Qualified Professional
Credit
Comment
5.5.2 - Steps, Stairs and Handrails

Stair treads not secured correctly
Southeast

Stair treads are minimally held together on the stringers. This is an unsafe installation. Some of the treads are lose. A few of the treads are starting to rot. Recommend total replacement of treads and a more professional system to hang them. 

Contractor Qualified Professional
Credit
Comment
5.6.1 - Porch Observations

Advanced decay

Probing multiple areas of this porch revealed the presence of advanced wood decay. Wood decay significantly weakens framing. This is Wood Rot Fungi. Often I could push the probe almost completely through. All of this rot was painted over. Recommends having the affected areas replaced by a qualified professional. 

Contractor Qualified Professional
Credit
Comment
5.6.2 - Porch Observations

Loose handrail
Southeast

The porch stair handrail was loose and needed re-fastening. This condition is a potential fall hazard. The Inspector recommends repair by a qualified contractor.
Credit
Comment
5.6.3 - Porch Observations

Moisture damage

Multiple areas of the porch ceiling sheathing had moisture leaks from the roofing.

Recommend further evaluation and repair. 

Contractor Qualified Professional
Credit
Comment
5.6.4 - Porch Observations

Major structural problem

The Southside porch system is starting the process of collapsing. Two or more posts are sinking which is creating a significant problem from the top down. The center area is bowing inwards. 

A few concerns: 

1. There is a large ripple in the roof where porch connects to the main house. This could be poor construction from the original edition of the porch to the home or could be the byproduct of the sinking posts. 

2. Original ledger board bolts were taken out. This significantly weakens the whole system. 

3. The wood rot in the center of the horizontal support beams. 


I suggest a Structural engineer evaluate this porch system. 


 


House construction Structural Engineer

6 - Roofing

IN NI NP R
6.1 General X
6.2 Roof Coverings X
6.3 Plumbing and Combustion Vent(s) X
6.4 Flashings X
6.5 Roof Drainage Systems X
6.6 Chimney(s) X
General: Roof Material
3-Tab Asphalt/Fiberglass
General: Roof Type/Style
Gable
General: Roof Ventilation Type
Gable Vents
Plumbing and Combustion Vent(s): Vent Material
Plastic
Roof Drainage Systems: Gutter Material
Vinyl
Chimney(s): Description of Chimney
Stone
General: Roof Inspection Method
Walked on Roof Surface
General: Roof: Weather (cannot be traversed by walking)

Weather such as rain, lightning, ice, dampness or wind makes traversing the roof unsafe for the inspector. This roof will be inspected by other means such as a ladder to the edge, from the ground and with binoculars. 

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
6.2.1 - Roof Coverings

Debris on roof

Moss accumulated on the roof at the time of the inspection may damage and/or shorten the life expectancy of the roof covering materials by retaining moisture. Clearing the roof of moss should be included in annual maintenance to ensure proper roof drainage and prevent possible damage to roofing materials.

Contractor Qualified Professional
Credit
Comment
6.3.1 - Plumbing and Combustion Vent(s)

Damaged boot

The rubber boot at a roof plumbing vent pipe was damaged and may allow moisture intrusion of the roof assembly. Recommend replacement.

Contractor Qualified Professional
Credit
Comment
6.5.1 - Roof Drainage Systems

Debris

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters. 

Wrench DIY
Credit
Comment
6.5.2 - Roof Drainage Systems

Downspout Discharge Concern

Downspouts which discharge onto the ground - above grade - should discharge a good distance away from the house -- four (4) to six (6) feet or more, if possible. The slope of the ground in this area should be away from the house to direct water away from the foundation.

Here is a helpful DIY link and video on draining water flow away from your house. 

Wrench DIY
Credit
Comment
6.5.3 - Roof Drainage Systems

Debris Blocked downspout
Northeast

The downspout was blocked and leaking water down the siding. This could be one of the reasons the siding is rotting in this area. Recommend cleaning of this downspout. 

Contractor Qualified Professional
Credit
Comment
6.6.1 - Chimney(s)

Cap Missing

Chimney cap missing. This was allowing water (it was raining while I inspected this area) to enter into the chimmny system which can move into the home and cause damage to other systems. Recommend new cap with screen. 

Contractor Qualified Professional
Credit
Comment
6.6.2 - Chimney(s)

Chimney and fireplace vent need cleaning

There was creosote buildup in both vents and flews. This situation can cause a fire.  Recommend a cleaning. 

Contractor Qualified Professional

7 - Interiors

IN NI NP R
7.1 General X
7.2 Ceilings X
7.3 Walls X
7.4 Doors X
7.5 Windows X
7.6 Floors X
7.7 Steps, Stairways & Railings
7.8 Outlet Observations X
7.9 Switch Observations X
7.10 Light Fixture Observations X
7.11 Ceiling Fan Observations X
7.12 Countertops & Cabinets X
7.13 Lavatories / Sinks Observations X
7.14 Toilet Observations X
7.15 Bathtub Observations X
7.16 Shower Observations X
Ceilings: Ceiling Material
Gypsum Board
Walls: Wall Material
Drywall
Windows: Window Material
Metal
Floors: Floor Coverings
Carpet, Linoleum
Windows: Window Type
Sliders
General: Furnished- Limited

The residence was furnished at the time of the inspection portions of the interior were hidden by the occupants belongings. In accordance with industry standards, the inspection is limited to only those surfaces that are exposed and readily accessible. The Inspector does not move furniture, lift floor-covering materials, or remove or rearrange items within closets or on shelving. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible at the time of the inspection. Contact the Inspector immediately if any adverse conditions are observed that were not commented on in your inspection report.

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
7.2.1 - Ceilings

Hairline cracks (cosmetic)

One or more areas of the ceiling had hairline cracks or minor damage (cosmetic) noted.

Monitor these areas in case these cracks widen or get longer. These are normal settlement cracks. 

Credit
Comment
7.2.2 - Ceilings

Minor Damage
Bedroom South

Minor damage or deterioration to the ceiling was visible at the time of the inspection. Recommend patching this area. 

Contractor Qualified Professional
Credit
Comment
7.8.1 - Outlet Observations

Tested Hot & neutral reversed
Basement Bedroom

One or more electrical outlets when tested indicated hot and neutral wires reversed. This is a safety issue that needs to be corrected. I recommend a qualified licensed electrical contractor should correct as needed. 

Contractor Qualified Professional
Credit
Comment
7.8.2 - Outlet Observations

Missing cover plate
Basement

One or more electrical outlets was missing a cover plate. This condition left energized electrical components exposed to touch. This is safety hazard should be corrected by a qualified electrical contractor.

Contractor Qualified Professional
Credit
Comment
7.8.3 - Outlet Observations

GFCI Upgrade Recommended

No GFCI's in the home. 

Ground Fault Circuit Interrupter (GFCI) protection of home electrical outlets may have been provided in some but not all outlets in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, consider upgrading the electrical system to include GFCI protection at the following locations:
  Bathrooms
  Outside
  Garages
  Crawlspace (at or below grade)
  Unfinished basements
  Kitchens
  Laundry rooms
  Within 6 feet of all plumbing fixtures
  Boathouses
GFCI protection is available as GFCI circuit breakers or as GFCI outlets. Both devices are designed to trip to prevent electrical shock or electrocution.
Consider having GFCI protection installed as a safety precaution.
This can be achieved by:
1. Replacing the current standard outlets with GFCI outlets
2. Replacing the outlet in the garage circuit which is nearest the main electrical service panel with a GFCI outlet.
3. Replacing a non-GFCI breaker currently protecting an electrical circuit with a GFCI-type breaker.

Credit
Comment
7.9.1 - Switch Observations

Switch Damaged
Basement Bathroom

A switch was worn or damaged at the time of the inspection. I could hear a slight electrical short in this area. The light would turn on for less than a second when switching off but would not turn on. This safety hazard should be corrected by a qualified electrical contractor.

Contractor Qualified Professional
Credit
Comment
7.10.1 - Light Fixture Observations

Inoperable lights

One or more lights in the interior living areas did not respond to the switch. The bulbs may need to be replaced or there may be a problem with the switches, wiring or light fixtures. If after the bulb is replaced and light still fails to respond to the switch, this condition may be a potential fire hazard and I recommend that an evaluation and any necessary repairs be performed by a qualified electrical contractor. 

Electric Electrical Contractor
Credit
Comment
7.11.1 - Ceiling Fan Observations

Ceiling fan noisy

A ceiling fan was  noisy during operation. This condition is typical of deteriorated fan components. Consider fan repair or replacement.

Electric Electrical Contractor
Credit
Comment
7.12.1 - Countertops & Cabinets

Cabinet Mock face
Basement Bathroom

 The mock cabinet face fell off as I was inspecting. This needs to be  reinstalled.

Contractor Qualified Professional
Credit
Comment
7.13.1 - Lavatories / Sinks Observations

Leak noted
Kitchen

A small leak noted under sink at the time of inspection. Recommend repair.

Pipes Plumbing Contractor
Credit
Comment
7.14.1 - Toilet Observations

Toilet tank valve assembly defective

The toilet tank valve assembly was defective. Replacement is recommended.

Contractor Qualified Professional

8 - Electric Service

IN NI NP R
8.1 Service Wires X
8.2 Meter X
8.3 Electric Panel X
8.4 Branch Wiring X
8.5 Circuit Breakers X
8.6 Smoke Detectors X
Electric Panel: Service Conductor
Multi-strain Aluminum, Copper
Electric Panel: Protection
Breakers
Service Wires: Service Type
Overhead
Meter: Service Amps and Voltage
200 Amps
Electric Panel: Main Panel Location
Outside south upstairs porch
Electric Panel: Panel Rating
200
Electric Panel: Main Shut Off
200 Amps
Electric Panel: Panel Manufacturer
General Electric
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
8.1.1 - Service Wires

Wire support not secure

Wire support system is older and wires are not secure. A high wind could drop the wires onto the roof. Recommend a new support system. 

Contractor Qualified Professional
Credit
Comment
8.3.1 - Electric Panel

Panel Dirty

The interior of the service panel was dirty and needed cleaning. This condition may affect the ability of electrical components within the service panel to function as they were designed. The Inspector recommends that the service panel be cleaned by a qualified electrical contractor.

Contractor Qualified Professional
Credit
Comment
8.3.2 - Electric Panel

Double tap, neutral bar

Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel. This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices.
Credit
Comment
8.3.3 - Electric Panel

Open Knockout

One or more knockouts were missing from panel. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
Credit
Comment
8.6.1 - Smoke Detectors

Add Smoke Detectors

Recommend installing at least one smoke detector on each level of the home and one in each bedroom to bring up to  modern safety standards.

Tools Handyman/DIY

9 - Built-in Appliances

IN NI NP R
9.1 General Appliance Statement X
9.2 Dishwasher X
9.3 Range/Oven/Cooktop X
9.4 Microwave X
9.5 Refrigerator X
9.6 Washer and dryer X
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Range/Oven/Cooktop: Tested and Works

Range top works. The oven was not tested. 

Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Refrigerator: Visually Inspected and Works

This inspector does not test the ice or water making mechanisms. The age, company make and model, and long-term functionality are not addressed in this report. This is a limited inspection. 

General Appliance Statement : Appliance Limitation

Testing and inspecting appliances are not covered in the Washington State Standards of Practice for home inspectors. Often inspectors inspect appliances as an extra service to be helpful to the client. Many appliances have to be run through in cycles and there is not enough time for an inspector to fully test. The limitation of time does not allow an inspector to fully diagnose all the appliances. This inspector disclames all appliances at the time of inspection. If they were partially inspected, the photos and wording will be on the report. This inspector is not responsible for any appliance that is not working correctly, before, during or after inspection.

Dishwasher: Not tested

Running a quick cycle does not show that the dishwasher works 100% and an inspector does not have the time to run it completely through all the cycles. This inspector disclames the dishwasher in this report. 

Washer and dryer: Not tested

Running a quick cycle does not show that the washer or dryer works 100% and an inspector does not have the time to run it completely through all the cycles. This inspector disclames the washer and dryer in this report.

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations

10 - Plumbing

IN NI NP R
10.1 Main Water Shut Off X
10.2 Supply Branch Piping X
10.3 Drainage, Wastewater & Vent Piping X
10.4 Water Flow and Pressure X
10.5 Washer Machine Connections X
10.6 Water Qality X
Supply Branch Piping: Supply Branch Piping Material
Copper
Drainage, Wastewater & Vent Piping: Description of DWV
ABS (Acrylonitrile-Butadiene-Styrene) piping - black in color
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
10.5.1 - Washer Machine Connections

Leaking Valve

A washing machine supply line valve appeared to be leaking at the time of the inspection. Repairs are recommended by a qualified person.

11 - Water Heater

IN NI NP R
11.1 Water Heater Observations X
11.2 TPR valve - Pressure Relief Observations X
11.3 Fuel Supply Observations X
11.4 Hot Water Temperature X
Water Heater Observations: Water Heater Capacity
50 Gallons
TPR valve - Pressure Relief Observations : Pressure Relief Extension Material
Galvanized
Fuel Supply Observations: Fuel Source
[[Electric]]This was an electric water heater.
Water Heater Observations: Location
Basement, Bathroom
Hot Water Temperature : Hot Water Temperature - Kitchen Facet
Kitchen
120

The generally accepted safe water temperature is one hundred twenty degrees Fahrenheit or less.

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
11.2.1 - TPR valve - Pressure Relief Observations

No discharge pipe

The temperature/pressure relief (TPR) valve had no discharge pipe installed. If the valve were to activate while a person was nearby, that person could be badly burned. The Inspector recommends that a properly-configured TPR discharge pipe be installed by a qualified plumbing contractor. The TPR V ALVE SHOULD NOT BE TESTED UNTIL A PROPER DISHARGE PIPE HAS BEEN INSTALLED
Contractor Qualified Professional

12 - Heating

IN NI NP R
12.1 Heating Equipment X
12.2 Heating & Cooling Distribution X
12.3 Fireplaces, Stoves & Inserts X
12.4 Chimney & Vent Systems X
12.5 Thermostat Observations X
12.6 Vents, Flues & Chimneys X
Heating Equipment: Energy Source
Electric, Wood
Heating Equipment: Heat Type
Electric Baseboard, Electric Wall Heater, Radiant Heat

All heaters I tested were working. Many heaters were covered with renters household stuff. I could only test those heaters that were clear. All rooms had a thermostat.

Heating Equipment: Radiant heating in ceiling
Master Bedroom

Master Bedroom had a ceiling heating system that was completely hidden from me. It was on and working at the time of inspection.

Fireplaces, Stoves & Inserts: Type
Basement - Living Room - Garage
Woodstove
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
12.1.1 - Heating Equipment

Heater and Receptacle safety issues
Basement

 The receptacle should not be located right above an electric baseboard heater. Any cord plugged in can lay on the heater and melt, causing an electrical fire. Suggest terminating this receptacle.

Contractor Qualified Professional
Credit
Comment
12.1.2 - Heating Equipment

Baseboard heating buzzing sound

This heater was bussing. Recommend HVAC professional to evaluate. 

Fire HVAC Professional
Credit
Comment
12.3.1 - Fireplaces, Stoves & Inserts

Firewall Cracked
Basement

The brick lining of the fireplace was cracked in one or more places, which could lead to chimney damage or toxic fumes entering the home. Recommend a qualified fireplace contractor evaluate and repair.

13 - Ventilation

IN NI NP R
13.1 Dryer Vent and Cover X
13.2 Bathroom Exhaust Fan & Vent X
13.3 Range Hood Exhaust Fan & Vent X
Range Hood Exhaust Fan & Vent: Range Hood Exhaust Fan & Vent
Range Hood, Vented
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
13.1.1 - Dryer Vent and Cover

Kinked vent
Utility Room

The dryer vent was kinked and/or crushed where it exited the back of the dryer. Space limitations made proper venting difficult. Special hardware is available which will allow proper venting in areas with space limitations. I recommend installation of hardware which will not restrict dryer exhaust air flow, the restriction of which can result in lint accumulation or vent blockage which can cause the dryer to overheat; a potential fire hazard and a condition which will shorten the dryer’s lifespan.
Contractor Qualified Professional

14 - Attic

IN NI NP R
14.1 General X
14.2 Attic Access X
14.3 Ventilation of Attic X
14.4 Insulation / Vapor Barrier X
14.5 Roof Observations (Structural) X
14.6 Ventilation Fans and Thermostatic Controls in Attic X
14.7 Electrical X
Ventilation of Attic: Vents
General: Attic pictures

This Attic was very clean. I did not see any leaking anywhere that I could physically crawl. 

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations

15 - WDO and Mold

IN NI NP R
15.1 Structural Pest Inspector - General X
15.2 Mold X
15.3 Brown Rot Fungi X
15.4 Anobiid Powderpost Beetle (Deathwatch) (Furniture) X
15.5 Carpenter Ant X
15.6 Subterranean Termite X
15.7 Roundhead Borer (Cerambycidae) (Longhorned Beetle) X
15.8 White Rot Fungi X
15.9 Bostrichid Beetle (False Powerderpost) (Bamboo Borer) X
15.10 Lyctid Powerpost Beetle (True Powderpost beetle) X
15.11 Drywood Termite X
15.12 Dampwood Termite X
15.13 Ambrosia Beetle (Platypodidae) X
15.14 Flatheaded Borer (Buprestidae) (Metallic Wood Borer) X
15.15 Bark Beetle (Scolytidae) (Engraver Beetle) X
15.16 Moisture Ant X
Structural Pest Inspector - General: Structural Pest Inspector

I am a licensed Structural Pest Inspector # 97619 for the State of Washington. This qualifies me to identify wood destroying organisms such as termites, ants, beetles and more in my inspection report.  

Brown Rot Fungi: Brown Rot Fungi

Brown Rot Fungi is the most common Wood Destroying Organism (WDO) in Washington State. Known by another name (Dry Rot), which is funny because you need moisture for it to grow. As a licensed Structural Pest Inspector I must report on this WDO. I see it all the time. Stop the moisture problem and you stop this organism. My job is to find, report and recommend fixing the moisture leak associated with this and fixing or replacing any wood that is no longer structurally sound because of it. 

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
15.3.1 - Brown Rot Fungi

Brown rot fungi

Brown Rot Fungi was found all over the porch system. Images and explanations in the Porch system area of this report. 

Contractor Qualified Professional

16 - Garage / Out Building

IN NI NP R
16.1 General X
16.2 Sub-Panel X
Sub-Panel: Panel Manufacturer
General Electric
Sub-Panel: Service Conductor
Copper
Sub-Panel: Branch Wiring
Copper
Sub-Panel: Protection
Breakers
Sub-Panel: Panel Location
Garage
Sub-Panel: Panel Rating
100
General: Images of garage
Outbuilding Garage
General: Roof: Weather (cannot be traversed by walking)

Rain made traversing the metal and slippery roof unsafe for the inspector. This roof will be inspected by visual means from the hill and ground.

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
16.1.1 - General

Missing receptacle cover plates

Contractor Qualified Professional
Credit
Comment
16.1.2 - General

Light fixtures not installed correctly

Contractor Qualified Professional
Credit
Comment
16.1.3 - General

Cracks in cement entryways

Contractor Qualified Professional
Credit
Comment
16.1.4 - General

Past roofing leak at chimney

Contractor Qualified Professional
Credit
Comment
16.1.5 - General

Roof leaking

Contractor Qualified Professional
Credit
Comment
16.1.6 - General

Washed-out or undermined (repair)
Garage / Outbuilding

The concrete foundation has washed-out or undermined area(s) at the time of the inspection.  Many locations on the west side of the garage has had erosion of the hillside pushing dirt and rock up against the garage. Also, frost heave and pressure from dirt are creating horizontal cracks in the foundation walls. This area needs to be excavated to stop the negative grade from bringing water into the garage and causing problems with foundation walls. 

Contractor Qualified Professional
Credit
Comment
16.2.1 - Sub-Panel

Water draining down electrical panel
Garage / Outbuilding

 While it was raining, at the time of inspection, water was moving down electrical conduit and on to sub panel box.  Water is dangerous around electricity.  I did not see any water entering the panel and onto the breakers.  Electrical conduit on the roof should be booted or flashed to keep water from entering. When repairing this defect on top of the garage, all other roof penetrations should be inspected and repair any other defects.

I was not able to traverse the garage roof because of slippery surfaces while raining. 


Contractor Qualified Professional

17 - Well equipment

IN NI NP R
17.1 General X
17.2 Electrical X
17.3 Filter tanks X
17.4 Pressure tank X
17.5 Pump X
17.6 Water softerner X
17.7 Well casing X
17.8 Well Flow / Quantity Test
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
17.1.1 - General

Leaking

One or more leaks were found in pipes and/or fittings. A qualified well or plumbing contractor should evaluate and repair as necessary.