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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 - Extra photos not placed

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
Inspection Start Time
11:30 AM
Inspection End Time
2:30 PM
Residence Type
Single Family Home(1 story)
Inspection Attendees
Client present
Inspection Type
General Home Inspection
Utilities Status
The utilities were on at the time of inspection.
Temperature at the time of inspection:
Over 80 degrees
Weather
Clear; sunny sky
Soil condition
Dry
Rain in the last 3 days:
Yes
Occupancy Status
Vacant

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
Electrical Shutoff
Gas Shutoff
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations

4 - Foundation

IN NI NP R
4.1 General X
4.2 Concrete Slab and Foundation Walls X
4.3 Joists and Framing X
4.4 Floors X
General: Foundation
Poured concrete
General: Floor/Slab
Wood Joist, Wood Beams
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
4.2.1 - Concrete Slab and Foundation Walls

Common cracks
South

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.
Contractor Qualified Professional

5 - Roofing

IN NI NP R
5.1 General X
5.2 Roof Coverings X
5.3 Plumbing and Combustion Vent(s) X
5.4 Flashings X
5.5 Roof Drainage Systems X
5.6 Chimney(s) X
5.7 Skylights X
General: Roof Type/Style
Gable
General: Roof Ventilation Type
Gable Vents, Passive
Plumbing and Combustion Vent(s): Vent Material
Metal
General: Roof Inspection Method
Walked on Roof Surface
General: Roof Material
Architectural Asphalt/Fiberglass
Chimney(s): Description of Chimney
Masonry

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
5.2.1 - Roof Coverings

Exposed or Protruding Nails

Observed one or more roof covering fasteners were exposed and/or protruding through or lifting up the shingle above the fastener/s. I recommend the qualified license roofing contractor to perform corrections as is needed.

Roof Roofing Professional
Credit
Comment
5.4.1 - Flashings

No kick out flashing
North

 This area is in need of kick out flashing. Without flashing water can get behind the wood siding  and cause rot.

Contractor Qualified Professional
Credit
Comment
5.5.1 - Roof Drainage Systems

Recommend gutters

 I recommend gutters to move water away from the house. There is a negative grade issue around the house and areas where water to pool and then move into the crawlspace. A full gutter system or partial gutter system would alleviate the water from rain around foundation 

Contractor Qualified Professional
Credit
Comment
5.6.1 - Chimney(s)

Cap Deterioration

Chimney cap deteriorated. Recommend patching replacing or cement cap.

6 - Exterior of the Home

IN NI NP R
6.1 General X
6.2 Wall Cladding X
6.3 Eaves, Soffits, Fascia and Trim X
6.4 Doors (Exterior) X
6.5 Windows (Exterior) X
6.6 Hose Bibs X
6.7 Exterior Outlets X
6.8 Exterior Fixtures X
6.9 Exterior Switches X
6.10 Exterior Wiring X
Eaves, Soffits, Fascia and Trim: Description of Eaves, Soffit and Fascia
Wood Clad
Wall Cladding: Materials
Wood
Hose Bibs: Tested and Working

Hose bibs were tested and operated correctly. 

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

Loose cladding
West

The exterior wall cladding had loose cladding visible at the time of the inspection. Recommend qualified professional evaluate and repair as needed.
Contractor Qualified Professional

7 - Grounds

IN NI NP R
7.1 Grounds Covered in Snow X
7.2 Driveway Observations X
7.3 Walkway Observations X
7.4 Vegetation Observations X
7.5 Grading Observations X
7.6 Porch, Patio, Balcony, Deck, Steps, Stairs and Handrails X
7.7 Retaining walls X
Walkway Observations: Walkway
Concrete sidewalk noted.
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
7.4.1 - Vegetation Observations

Vegetation in contact with exterior

There was vegetation in contact with the exterior of the dwelling. Vegetation in contact with the exterior can cause premature deterioration of roof and siding, and make an easy entry point for pest. Recommend clearance of 12 inches of the vegetation from exterior walls.
Contractor Qualified Professional
Credit
Comment
7.5.1 - Grading Observations

Negative or neutral grading

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

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 Countertops & Cabinets X
8.12 Ceiling Fan Observations 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
Outlet Observations: There is a mixture of grounded and non grounded outlets

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

Moisture Stains
Bedroom Northwest

Moisture stains on the ceiling  were visible at the time of the inspection.  Looking  into the attic I did not see any recent moisture problems. This could be older  stains before the roofing was changed.  Recommend monitoring this area for changes in the future . 

Credit
Comment
8.8.1 - Outlet Observations

Tested Open ground

One or more electrical outlets when tested indicated not grounded (or open ground).  There is a mixture around it and Im grounded  outlets. I marked in blue every outlet that was grounded. Recommend upgrading to grounded or GFCI or marking each ungrounded outlet for information  to use certain electronics 

Electric Electrical Contractor
Credit
Comment
8.8.2 - Outlet Observations

GFCI not tripping

 A GFCI in the bathroom seems to be working but it is not tripping. Recommend replacing GFCI .

Electric Electrical Contractor
Credit
Comment
8.13.1 - Lavatories / Sinks Observations

Leaks noted
Bathroom and kitchen

Leaks noted under both sinks at the time of inspection,  bathroom and kitchen . Recommend repair.

Pipes Plumbing Contractor

9 - Electric Service

IN NI NP R
9.1 Service Wires X
9.2 Meter X
9.3 Electric Panel X
9.4 Sub-Panel X
9.5 Branch Wiring X
9.6 Smoke Detectors X
Electric Panel: Main Shut Off
200 Amps
Electric Panel: Service Conductor
Copper
Branch Wiring: Wiring Method
Romex, Non-Metallic Sheathed
Branch Wiring: Branch Wire 15 and 20 AMP
Copper
Service Wires: Service Type
Overhead
Meter: Service Amps and Voltage
200 Amps
Electric Panel: Main Panel Location
Outside back entrance
Electric Panel: Panel Manufacturer
Cutler Hammer
Electric Panel: Panel Rating
200
Electric Panel: Protection
Breakers

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
9.6.1 - 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

10 - Built-in Appliances

IN NI NP R
10.1 General Appliance Statement X
10.2 Dishwasher X
10.3 Range/Oven/Cooktop X
10.4 Microwave X
10.5 Garbage Disposal X
10.6 Refrigerator X
10.7 Washer and dryer X
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 visual inspection noting that the refrigerator is cool and the freezer is keeping the food frozen. 

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 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. Often the washer and dryer will be taken with the seller. This inspector disclames the washer and dryer in this report.

10.1 The inspector shall inspect: 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: 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 con rm the operation of every control and feature of an inspected appliance.

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

11 - Plumbing

IN NI NP R
11.1 Main Water Shut Off X
11.2 Supply Branch Piping X
11.3 Gas Supply and Distribution X
11.4 Drainage, Wastewater & Vent Piping X
11.5 Water Flow and Pressure X
11.6 Washer Machine Connections X
11.7 Water Qality X
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations

12 - Water Heater

IN NI NP R
12.1 Water Heater Observations X
12.2 TPR valve - Pressure Relief Observations X
12.3 Fuel Supply Observations X
12.4 Exhaust Piping Observations X
12.5 Hot Water Temperature X
Water Heater Observations: Water Heater Capacity
50 Gallons, Electric
Water Heater Observations: Location
Laundry/Utility Room
Hot Water Temperature : Hot Water Temperature - Kitchen Facet
Bathroom
118

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

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

13 - Heating

IN NI NP R
13.1 Heating Equipment X
13.2 Heating & Cooling Distribution X
13.3 Fireplaces, Stoves & Inserts X
13.4 Chimney & Vent Systems X
13.5 Thermostat Observations X
13.6 Filter Observations X
13.7 Vents, Flues & Chimneys X
Heating Equipment: Heating was tested and works great
Heating Equipment: Energy Source
Natural Gas
Thermostat Observations: Thermostat
Digital

 


Heating Equipment: Heat Type
Forced Air, Heat Pump, Gas-Fired Heat

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

14 - Air Conditioning

IN NI NP R
14.1 Disconnect Observations X
14.2 Cooling Equipment and Operation X
14.3 Exterior Equipment X
14.4 Suction Lines X
14.5 Condensate Drain X
14.6 Condensate Pan X
Disconnect Observations: Air-conditioners tested and works great
Disconnect Observations: Disconnect- Description of Fuses or Circuit Breakers
Service pull disconnect
Exterior Equipment: Location
Left Side of Home

9.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. 9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground source, water source, solar, and renewable energy technologies.

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

15 - Ventilation

IN NI NP R
15.1 Dryer Vent and Cover X
15.2 Bathroom Exhaust Fan & Vent X
15.3 Range Hood Exhaust Fan & Vent X
Range Hood Exhaust Fan & Vent: Range Hood Exhaust Fan & Vent
Range Hood, Recirculating
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations

16 - Attic

IN NI NP R
16.1 Attic Images X
16.2 Attic Access X
16.3 Flooring X
16.4 Roof Observations (Structural) X
16.5 Ventilation of Attic X
16.6 Insulation / Vapor Barrier X
16.7 Ventilation Fans and Thermostatic Controls in Attic X
16.8 Electrical X
Ventilation of Attic: Vents
Attic Images: Attic images
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
16.4.1 - Roof Observations (Structural)

Driving rain leaks from no roof flashing

 The area where the two roofing systems meet has no flashing. There is light showing through  into the attic. This allows for driving in rain enter into the attic. Recommend flashing the roof.  I saw no structural problems from this leak. A hard Driving rain could move through the attic onto the ceiling and down into the house. 

Contractor Qualified Professional
Credit
Comment
16.4.2 - Roof Observations (Structural)

Broken sheathing
Roofing South

 I found one broken board in the sheathing of the roof. Recommend repair so that someone does not put their foot through the roofing if they walk into that section.

Contractor Qualified Professional

17 - Crawlspace

IN NI NP R
17.1 Crawlspace Images X
17.2 Crawlspace X
17.3 Crawlspace Ventilation X
17.4 Insulation (Crawlspace) X
17.5 Vapor Retarders (Crawlspace) X
17.6 Columns and/or Piers X
Crawlspace: Inspection Method
Crawled
Crawlspace: Crawlspace Floor
Dirt
Crawlspace Images: Images
  • IN = Inspected
  • NI = Limitations
  • NP = Not Present
  • R = Recommendations
Credit
Comment
17.2.1 - Crawlspace

Standing Water
Crawlspace

There is standing water present on crawlspace floor. Recommend  correcting negative grade outside and adding  gutters to move rain and snow moisture away from home and foundation.

Credit
Comment
17.2.2 - Crawlspace

Wood rot in the corners and edges of crawlspace flooring
Crawlspace

In many locations in the crawlspace I found Wood rot  in the corners and edges.   The high humidity and water leaking through the wood seals above the foundation has rotted some of the flooring.    This does  not appear to be of a structural concern.   This appears to be an ongoing issue for decades.  The wood beams,  joists  and all structural components are working as intended.  One joist was rotted at the end.  There was another jost  sistered against it carrying the load. Recommend alleviating the main problem by keeping water out of the crawlspace. 





Contractor Qualified Professional
Credit
Comment
17.2.3 - Crawlspace

Old beatle damage

 In the crawlspace there was some wood facing The chimney  that was touching the ground. There was old beatle  damage in  two pieces of wood. This appears to be very old.  I saw no  insect damage anywhere else in the crawlspace. Suggest monitoring the crawlspace once a year  to check for moisture and insects.

Wrench DIY