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107 N. Main St.
Colville WA 99114
05/22/2019 9:00 am

5
Minor concern
31
Moderate concern
2
Major concern

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 - Extra photos

IN NI NP R
1.1 images X
images: images
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations

2 - Inspection and Site Details

IN NI NP R
Residence Type
Commercial building with commercial office and residential Apartments
Inspection Attendees
Client present, Seller present
Inspection Type
Commercial Inspection, General Home Inspection
Utilities Status
The utilities were on at the time of inspection.
Temperature at the time of inspection:
Over 75 degrees
Weather
Clear; sunny sky
Soil condition
Dry
Rain in the last 3 days:
No
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

3 - Utility Locations and Shut-offs

IN NI NP R
Gas Supply - Source
Natural Gas
Water Supply - Source
Public/municipal water supply
Gas Shutoff
Southwest
Electrical Shutoff
Basement Northwest
Water Shutoff
Basement East
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations

4 - Exterior of the Home

IN NI NP R
4.1 General X
4.2 Wall Cladding X
4.3 Doors (Exterior) X
4.4 Windows (Exterior) X
4.5 Hose Bibs X
4.6 Exterior Outlets X
4.7 Exterior Fixtures X
4.8 Exterior Switches X
4.9 Exterior Wiring X
Wall Cladding: Materials
Brick Veneer
Windows (Exterior): Single pane windows

All windows are single pane. 

Hose Bibs: Tested and Working

Hose bibs were tested and operated correctly. 

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
4.4.1 - Windows (Exterior)

Weathered (aged) Needs Maintenance

At the time of the inspection, windows exteriors showed general weathering commensurate with their age. Weathering typically includes fading of paint and deterioration of sash, sills or trim. Maintaining window exteriors on an annual basis will extend their lifespan. Windows are expensive to replace.
Contractor Qualified Professional
Credit
Comment
4.4.2 - Windows (Exterior)

Cracked glass noted
West

 Cracked panes noter at one or more windows, repair recommended.

Contractor Qualified Professional

5 - Foundation

IN NI NP R
5.1 General X
5.2 Concrete Slab and Foundation Walls X
5.3 Joists and Framing X
5.4 Floors X
General: Foundation
Poured concrete
General: Floor/Slab
Poured Slab
General: OK- Concrete Slab

No concerns with the concrete slab foundation were visible at the time of inspection. Minor cracks are common in all concrete products and the condition of this foundation is considered typical or normal at all locations that I was able to view the foundation. I felt that for an older commercial building the foundation was very good. Walls and flooring had minimal cracking. No concerns with the structural capacity of the foundation. 

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

6 - Grounds

IN NI NP R
6.1 Driveway Observations X
6.2 Walkway Observations X
6.3 Vegetation Observations X
6.4 Grading Observations X
6.5 Porch, Patio, Balcony, Deck, Steps, Stairs and Handrails X
6.6 Retaining walls X
Walkway Observations: Walkway
Concrete sidewalk noted.
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
6.2.1 - Walkway Observations

Settlement noted
East

Settling noted at the front door entrance walkways, this is a trip hazard and should be corrected. Recommend something to level this area. 

Contractor Qualified Professional
Credit
Comment
6.4.1 - Grading Observations

Negative or neutral grading
Southwest

The home had areas of neutral or negative drainage at grade which may route runoff from precipitation to the foundation. Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions. The ground should slope away from the home 1/4 inch per foot for a distance of at least six feet from the foundation. I recommend re-grading these areas to improve drainage near the foundation.
Contractor Qualified Professional
Credit
Comment
6.4.2 - Grading Observations

Dog holes

Recommend filling in all dog holes around the foundation. 

Wrench DIY

7 - Roofing

IN NI NP R
7.1 General X
7.2 Roof Coverings X
7.3 Plumbing and Combustion Vent(s) X
7.4 Flashings X
7.5 Roof Drainage Systems X
7.6 Chimney(s) X
General: Roof Type/Style
Flat
General: Roof Material
Spray Polyurethane Foam Roofing System
Roof Drainage Systems: Room drainage system
General: Roof Inspection Method
Walked on Roof Surface

5.1 The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing. 5.2 The inspector is NOT required to inspect: A. antennas. B. interiors of vent systems, uses, and chimneys that are not readily accessible. C. other installed accessories.

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

Removing old roof debris

Recommend removing all bricks and heavy cans and all debris on the roof. 

Wrench DIY
Credit
Comment
7.3.1 - Plumbing and Combustion Vent(s)

TV dish not properly secured

Dish was improperly secured to a vent. With a high wind, this whole system could break off and cause leaking problems. Recommend changing this dish location. 

Contractor Qualified Professional
Credit
Comment
7.4.1 - Flashings

Flashing Deficiencies

One or more areas of the roof was missing proper flashing or had flashing deficiencies at the time of the inspection. This condition can lead to water intrusion and/or mold. Recommend a qualified roofing contractor repair.

Roof Roofing Professional

8 - Interiors

IN NI NP R
8.1 General X
8.2 Ceilings X
8.3 Walls X
8.4 Floors X
8.5 Doors X
8.6 Windows X
8.7 Steps, Stairways & Railings X
8.8 Outlet Observations X
8.9 Switch Observations X
8.10 Light Fixture Observations X
8.11 Ceiling Fan Observations X
8.12 Countertops & Cabinets X
8.13 Lavatories / Sinks Observations X
8.14 Toilet Observations X
8.15 Bathtub Observations X
8.16 Shower Observations X
8.17 Whirlpool Bath Observations X
Windows: Window Type
Single Pane
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.

10.1 The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: A. paint, wallpaper, and other finish treatments. B. floor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or confirm the operation of every control and feature of an inspected appliance.

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

Hairline cracks (cosmetic)

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

Contractor Qualified Professional
Credit
Comment
8.3.1 - Walls

Moisture Damage

Stains on the walls visible at the time of the inspection appeared to be the result of moisture intrusion. My personal  opinion  is that the negative grade outside is allowing water to sit at the base of the foundation in these areas. Moisture  has been slowly wicking up the walls and happening in many years.  Recommend fixing the grading problem to fix this moisture problem. 

Contractor Qualified Professional
Credit
Comment
8.4.1 - Floors

Moisture under tiles
Basement East

Moisture from a valve has dripped for possibly years in this area. The musty smell comes from the wet tile backing and wood in this area. Recommend tearing out this area and fixing the valve. This will clean up the smell. 

Contractor Qualified Professional
Credit
Comment
8.6.1 - Windows

Moisture Intrusion
Basement

Most basement windows had signs of moisture intrusion. This happens with hard or driving rain. Recommend pulling back dirt and debris and fixing any issues at each window. 

Contractor Qualified Professional
Credit
Comment
8.7.1 - Steps, Stairways & Railings

No Handrail

Staircase had no handrails. This is a safety hazard. Recommend a qualified handyman install a handrail. 

Credit
Comment
8.7.2 - Steps, Stairways & Railings

Loose and broken hand room
Basement

Recommend fixing this right away. It is a safety issue and is about to fail. 

Contractor Qualified Professional
Credit
Comment
8.8.1 - Outlet Observations

Loose outlet

One or more electrical outlets  was loose and moved when a plug was inserted. This condition should be corrected by a qualified electrical contractor.

Electric Electrical Contractor
Credit
Comment
8.8.2 - Outlet Observations

Loose outlet/box
Bedroom South closet

One or more electrical outlets was loose and moved when a plug was inserted. This condition should be corrected by a qualified electrical contractor.

Contractor Qualified Professional
Credit
Comment
8.8.3 - Outlet Observations

GFCI Upgrade Recommended
Kitchen South

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
8.8.4 - Outlet Observations

Inoperable outlet
Kitchen South

One or more electrical outlets was inoperable (no power) at the time of the inspection. This outlet should be investigated and corrected by a qualified electrical contractor.  Outlet on left worked

Contractor Qualified Professional
Credit
Comment
8.10.1 - Light Fixture Observations

Inoperable lights
Basement North

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
8.13.1 - Lavatories / Sinks Observations

End of its useful life
Basement South

This lavatory was badly damaged or deteriorated and at nor near the end of its useful life.  Also there was a slow leak two areas of the faucet.

Contractor Qualified Professional
Credit
Comment
8.13.2 - Lavatories / Sinks Observations

Faucet inoperable
Bathroom South

A faucet was inoperable at the time of the inspection. Recommend replacement. 

Pipes Plumbing Contractor
Credit
Comment
8.14.1 - Toilet Observations

Corroded supply valve
Bathroom South

The toilet supply valve  was corroded and may leak or fail soon. Consider replacement by a qualified plumbing contractor to avoid future damage from leakage or failure.

Contractor Qualified Professional

9 - Electric Service

IN NI NP R
9.1 General
9.2 Service Wires X
9.3 Meter X
9.4 Electric Panel X
9.5 Sub-Panel X
9.6 Branch Wiring X
9.7 Smoke Detectors X
Meter: Service Amps and Voltage
200 Amps
Electric Panel: Panel Rating
100, 200, 400
Electric Panel: Protection
Fuses
Service Wires: Service Type
Overhead
Electric Panel: Main Panel Location
Basement
Electric Panel: Panel Manufacturer
Challenger, General Electric, Square D, Eaton
Sub-Panel: Main Panel Location
Kitchen, Hallway, First story

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 

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

Outdated electrical systems

Most of the electrical room is older outdated systems. It works but newer systems are safer. There have been newer additions (in particular the basement room Northeast has a new electrical panel and system feeding most of the 1st story) yet they are in conjunction with older outdated systems. Right now (even to electricians) the systems are messy and hard to follow. I recommend hiring an electrition to create an electrical map of the entire building. Knowing where each system starts and terminates and how each system works together is the first step in understanding what needs to be upgraded in the future. Knowing how to isolate each apartment would be good for a new owner. And knowing how to change fuses and where each fuse location is. The electrition and I did not see any glaring dangerous problem needing correction at the time of inspection. Just systems not as safe as modern electrical systems. 

Contractor Qualified Professional
Credit
Comment
9.2.1 - Service Wires

Service mast

The neutral wire (top right) was higher than the service cap. This may cause some water intrusion from dripping into the mast and into the service panel. I did find some light water stains in the panel and this could be the cause. Recommend extending the mast a little or dropping down the wire. 

Electric Electrical Contractor
Credit
Comment
9.5.1 - Sub-Panel

Unsafe sub panel access for children

This panel is a very old system. It is active and does not have a dead front cover. Young hands can reach up and get shocked easily. 

Recommend installing a locking system. 

Contractor Qualified Professional
Credit
Comment
9.6.1 - Branch Wiring

Missing Cover-plates or boxes
Basement HVAC room

One or more electrical wire splices or terminations needs placing in boxes with cover-plates or had boxes with missing cover-plates. This condition is a potential safety and fire hazard. I recommend a qualified licensed electrical contractor should correct as needed.

Electric Electrical Contractor
Credit
Comment
9.6.2 - Branch Wiring

Orange wire needs to be in conduit.

There is an orange wire that needs to be in conduit. This wire starts in the electrical room and ends in the laundry room for the dryer. 

Contractor Qualified Professional
Credit
Comment
9.7.1 - 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

10 - Plumbing

IN NI NP R
10.1 Supply Branch Piping X
10.2 Gas Supply and Distribution 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
Drainage, Wastewater & Vent Piping: Description of DWV
Cast Iron
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
10.1.1 - Supply Branch Piping

Asbestos insulation on all hot water pipes coming from the HVAC boiler system
Basement

This is an observation. As long as asbestos is not airborne it is not known to cause problems. It is a very good insulator for these pipes. 

Recommend where children will be, wrapping a protective layer to keep it from becoming airborne. 


Contractor Qualified Professional
Credit
Comment
10.1.2 - Supply Branch Piping

This whole water piping system seemed to be shut off
Basement South

Contractor Qualified Professional
Credit
Comment
10.1.3 - Supply Branch Piping

Dissimilar metals- corrosion
Basement North

Water pipes had dissimilar metals in contact with each other at the time of the inspection. This condition has caused galvanic corrosion. Recommend installation of a dielectric union by a qualified plumbing contractor to help prevent future corrosion, deterioration and an active leak in this condition.

Contractor Qualified Professional
Credit
Comment
10.3.1 - Drainage, Wastewater & Vent Piping

Past leak
Bathroom South

This area was leaking in the past which created problems in this bathroom and in the basement ceiling. All locations were dry. Repairs were made. Recommend patching the bathroom ceiling. 

Contractor Qualified Professional

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 Exhaust Piping Observations X
11.5 Hot Water Temperature X
Water Heater Observations: Water Heater Capacity
50 Gallons, Electric
Water Heater Observations: Location
Basement
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
11.1.1 - Water Heater Observations

Dissimilar metals- corrosion
Basement South

Water pipes connected to this water heater had dissimilar metals in contact with each other at the time of the inspection. This condition has caused galvanic corrosion. Recommend installation of a dielectric union by a qualified plumbing contractor to help prevent future corrosion, deterioration and/or leakage made possible by this condition.

Contractor Qualified Professional
Credit
Comment
11.2.1 - TPR valve - Pressure Relief Observations

Discharge termination higher than 6 inches

The discharge pipe of this water heater temperature/pressure relief (TPR) valve was terminated more than 6 inches above the floor. This condition could result in scalding if the pressure relief valve were activated while a person was nearby. The Inspector recommends correction by a qualified plumbing or HVAC contractor. Also the flex pipe is not a good option for this valve. Recommend replacing with a copper pipe like the smaller heater on the left. 

Contractor Qualified Professional

12 - Heating

IN NI NP R
12.1 Heating Equipment X
12.2 Heating & Cooling Distribution X
12.3 Chimney & Vent Systems X
12.4 Thermostat Observations X
12.5 Filter Observations X
12.6 Vents, Flues & Chimneys X
Heating Equipment: Energy Source
Natural Gas
Heating Equipment: Heat Type
Hydronic
Thermostat Observations: Thermostat
Analog

Digital - programmable type,The heating and/or cooling system was controlled by a programmable thermostat. Heating and cooling costs can be reduced by programming the thermostat to raise and lower home temperatures at key times. Thermostats are not checked for calibration or timed functions. 

Analog, non-programmable type, non-programmable thermostats have no energy saving capabilities as do programmable thermostats.  Recommend an upgrade to a modern, digital programmable thermostat. This could yield a saving of up to $180 per year in energy costs. Thermostats are not checked for calibration or timed functions. 


Thermostat Observations: Thermostate

Right next to the 1st story kitchen in the hallway is a flip switch. Flip up and move the thermostat to a higher heat. this kicks on the HVAC system. 

8.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, uses, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. 8.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
12.6.1 - Vents, Flues & Chimneys

Chimney top degrading

Chimney top is degrading. Recommend a roofer evaluate the chimney cap and repair mortar joints. 

Roof Roofing Professional

13 - Attic

IN NI NP R
13.1 Attic Images X
13.2 Attic Access X
13.3 Flooring X
13.4 Roof Observations (Structural) X
13.5 Ventilation of Attic X
13.6 Insulation / Vapor Barrier X
13.7 Ventilation Fans and Thermostatic Controls in Attic X
13.8 Electrical X
Attic Access : Method used to observe attic
From entry, Walked/Crawled
Attic Access : Attic Access
Scuttle hole
Attic Access : Attic Access Location
Hallway, 2nd Floor

Attic Access Location

Attic Access : Attic Limitations
Limited Access, Walkboards
Attic Images: Attic images
Attic Access : Extremely difficult to negotiate

The attic was very tight and difficult to maneuver in. There were no walkway boards to crawl onto. I crawled North almost to the end and crawled East almost to the end. This gave me a good snapshot of most of the attic. I saw minimal signs of past leaking. No insect damage. Some signs of past electrical work from the ceiling underneath. Since the sprayed insulation was applied, there has never been someone in the attic. I am the first to crawl this attic. My spotlight could cast a beam to most of the attic. I could not detect any major wood rot due to past moisture leaks. All insulation looked unaffected by water or pests. In my opinion, the structure of the attic was very good with all the rafters looking sound. This attic did not have a lot of ventilation but appeared to not need any. The humidity was minimal with no signs of problems due to less ventilation. All past leaks appeared to be completely stopped due to new roofing. 


I recommend installing walkways throughout the attic to make it feasible for others to inspect the attic. 

  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
13.4.1 - Roof Observations (Structural)

Rafter white mold
South

A few signs of white mold on two small areas. This was a past leak. No signs of moisture now. The roof has been fixed. No recommendation here. 

14 - Crawlspace

IN NI NP R
14.1 Crawlspace Images X
14.2 Crawlspace X
14.3 Crawlspace Ventilation X
14.4 Insulation (Crawlspace) X
14.5 Vapor Retarders (Crawlspace) X
14.6 Columns and/or Piers X
Crawlspace: Inspection Method
Crawled
Crawlspace: Sub-floor
Plank
Crawlspace: Crawlspace Floor
Dirt
Crawlspace Images: Images
Basement Southeast
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
14.3.1 - Crawlspace Ventilation

Inadequate crawlspace ventilation

It is of the inspectors' opinion that the ventilation in the crawlspace was not adequate at the time of inspection. Yet it seems it would be difficult to add ventilation. The only effect noticed that the ventilation was inadequate was the slightly rusted galvanized piping. At this time I did not see any leak from this rust. No mold was detected. I could feel humidity from the dirt floor. 

Credit
Comment
14.5.1 - Vapor Retarders (Crawlspace)

No vapor barrier

No soil cover (vapor barrier) was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from soil. Reducing humidity levels can help reduce the chances for mold growth. I recommend you consider having a soil cover installed in the crawlspace.