| Property Inspection Report | |
| Client(s): | Sample Report |
| Property address: | XXXX East XXXX Street Mount Vernon, WA 98XXX |
| Inspection date: | Monday, July 14, 2008 |
CURTIS C HOME INSPECTION SERVICES, LLC
Curtis C Brown, Owner
Certified Home Inspector
Washington State Structural Pest Inspector
License #76712
Thank you for using CURTIS C HOME INSPECTION SERVICES, LLC for your Home inspection. Buying a home is probably the most expensive purchase you will ever make. I understand how important your home inspection is to you and your family. And your business is very important to me and my family. If there is anyway I can help you after your home inspection, please do not hesitate to contact Curtis at the phone number or email provided on this report. If you find this report useful and informative please refer CURTIS C HOME INSPECTION SERVICES, LLC to your friends, your realtor and anyone you believe could benefit from my services. CURTIS C HOME INSPECTION SERVICES, LLC not only performs inspections for purchasers, but also for people planning to sell a home who wish to estimate the amount of work that needs to be completed before listing the house.
A home inspection is a visual, and not an exhaustive or invasive, inspection of a home by a trained and impartial inspector. The inspector role in a home inspection is to find issues and deficiencies in the home and property. As a result, this report may seem negative in content. Unfortunately, the best features of a home may go unmentioned in this report. Please read the full report, not just the summary.There is very valuable information included within the full report text.
An inspector is looking for significant issues. Pointing out primarily cosmetic details or inexpensive and simple repairs is not the goal of this home inspection. Any minor deficiencies listed in an inspection report are at the discretion of the home inspector. Due to the inherent nature of construction, the inspector cannot see through or into interior walls or siding, through or into concrete slabs or floors, roofs and ceilings. Nor can an inspector see into drains, down into toilet/floor/sink connections, into service or sewer pipes, into ducting or vents. Only the normal operating control will be tested on any appliance. No appliances, mechanical or electrical devices, or parts of the structure, will be dis-assembled during the home inspection (with two exceptions (1) the cover will be removed from the electric panel when possible; (2) cover panels will be removed from the furnace when possible). It is possible that some defects are concealed, weather related, intermittent or slow developing, so they may not be active or visible at the time of the inspection. The home inspector makes every effort to perform a thorough inspection, within the limitations specified, but makes no warranties about the home other than reporting on the conditions visible and apparent at the time of inspection. Conditions in a home can, and will, change from day to day.
CURTIS C HOME INSPECTION SERVICES, LLC adheres to the standards of the National Association of Certified Home Inspectors, an organization that encourages high ethical standards and professionalism in the home inspection industry.
To read the standards please visit:
http://www.nachi.org/sop.htm
A home inspection is a common sense approach to evaluating visual deficiencies found at a home. your inspector is not inspecting based on current or past "codes". Recommendations made on the home inspection report are not always "mandatory" repairs. A code inspection would, by definition, fail to point out a number of deficiencies just as long as the home met the various applicable "codes". This type of "code" inspection might leave out a number of maintenance issues that are addressed in a home inspection. Also it is unfair, except with critical safety issues, to expect a home built prior to the "code" to meet the most recent codes.
This report includes an inspection for wood destroying organisms (WDO'S). More detailed information on this topic and a suggestion as to how to more effectively use Form 17, the Real Property Transfer Disclosure Statement, is provided under the General Information section in this report. By law the State of Washington mandates that I inspect for, and report on, WDO infestations or conditions that are conducive to attracting WDO's.
Every CURTIS C HOME INSPECTION report includes photos and descriptions detailing the locations of areas of concern as noted by the inspector. If during this inspection wood destroying organisms or conditions conducive to wood destroying organisms were found, you should know: WAC 16-228-2045 REQUIRES THAT A DIAGRAM BE PREPARED FOR WDO INSPECTION REPORTS. A COPY IS AVAILABLE UPON REQUEST.
SUMMARY: NEAR THE TOP OF THE REPORT YOU MAY CLICK ON A "SUMMARY". THIS WILL SHOW ONLY THE MOST SIGNIFICANT ISSUES WHICH ARE TAKEN FROM THE MAIN REPORT BASED ON PRIORITY. THE SUMMARY LEAVES CONCERNS NUMBERED AS THEY ARE IN THE FULL REPORT, SO THEY ARE EASY TO LOCATE IN THE BODY OF THE REPORT. FOR THIS REASON, THE SUMMARY WILL PROBABLY NOT BE SEQUENTIALLY NUMBERED.
This report is the exclusive property of CURTIS C HOME INSPECTION SERVICES, LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | Safety | Poses a risk of injury or death |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor defect | Correction only involves a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
 | WDO/WDI Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | WDO/WDI Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | WDO/WDI Conducive conditions | Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp| General Information | Return to table of contents |
Some wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated. These areas are minimal,but some electrical receptacles were not tested.
| Grounds | Return to table of contents |
One or more trip hazards were found in sidewalk sections due to settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.
 Photo 2 Trip hazard.
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Flashing was missing from above both deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the building. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit:
The ledger boards at both decks were nailed to the building rather than being attached by adequate fasteners. This poses a significant safety hazard since the ledger board(s) may separate from the building, causing the deck(s) to collapse. A qualified contractor should install lag screws or bolts as per standard building practices to securely attach the ledger board(s) to the building. For more information on installing deck ledger boards visit: http://www.hometime.com/Howto/projects/decks/deck_4.htm Photo 10 Missing lag bolts
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 Photo 17 Misseng lag bolts
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Soil was in contact with or too close to wooden support posts, stairs, at all three entrances. This is a conducive condition for wood destroying insects and organisms. Standard building practices require the following clearances to soil below: Photo 3 wood to earth contact (front).
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 Photo 8 Wood to earth contact (back).
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 Photo 33 Wood to earth contact (side).
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Wooden deck, porch and/or balcony surfaces, railings should be cleaned and sealed by a qualified person.
| Exterior / Foundation | Return to table of contents |
Paper facing on batt insulation in the crawl space, basement, attic was exposed. The paper facing is flammable, and poses a safety hazard due to the risk of fire. Also, the paper facing typically acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. A qualified person should reinstall or replace the insulation as per standard building practices and as per the manufacturer's instructions. Also one of the pictures below notes gaps in the siding: see "missing caulking " concern in this section.
 Photo 26 Insulation missing( yellow arrow) and gaps in siding(blue arrow).
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 Photo 29 |
Rot damage was found at north west gable end. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
 Photo 11 Rot at gable end.
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The vapor barrier in the crawl space was missing, substandard in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified person should evaluate and replace or repair sections as necessary. Standard building practices require the following: Photo 30 exposed earth.
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 Photo 37 Debris in crawl space (yellow arrow). missing vapor barrier (blue arrow).
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Ventilation for the crawl space was substandard. This may result in high levels of moisture in the crawl space and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices. NOTE: This condition is at the north end of the structure. The addition at the south has sufficient ventilation.
Standing water was found in one or more sections of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include: Photo 38 Standing water in basement.
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Floors in one or more areas were not level. Significant repairs may be needed to make floors level, such as repairs to the foundation.This occurs at the north west part of the house. This is common for a house of this age. A qualified contractor should evaluate and make repairs as necessary or desired.
Caulk was missing, deteriorated in some areas. For example, around windows, at siding butt joints, at siding-trim junctions, at wall penetrations, and a variety of small holes (see example below). A qualified person should repair or replace as necessary. For more information, visit: Photo 5 Hole in siding.
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 Photo 34 exposed holes.
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 Photo 35 Missing caulking.
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Cellulose material such as scrap wood, form wood was found in the crawl space. All cellulose-based debris or stored items should be removed to avoid attracting wood destroying insects.
 Photo 28 Wood to earth contact (blue arrow)and debris(yellow arrow).
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 Photo 36 Debris in crawl space (yellow arrow). missing vapor barrier (blue arrow).
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Based on its appearance and/or age, the foundation, or sections of it may not be reinforced. Foundations without modern reinforcement such as "rebar" are more prone to failure during a seismic event. Typically, concrete foundations built prior to the 1930s, are unreinforced. Recommend consulting with a qualified engineer to determine if the foundation should be replaced or modified.
Stains were found in one or more areas on soffit boards in the attic and visible floor structure, but no elevated moisture levels were found and the wood appears to be in good condition. Based on the appearance of the roof, these stains may be from past leaks. Recommend monitoring these areas in the future. If moisture is observed, a qualified contractor should evaluate and repair as necessary.
Some concrete slab floor sections were obscured by stored items, sleeper floor and couldn't be fully evaluated.
| Roof / Attic | Return to table of contents |
The downspout extension at the north west corner drains onto the walkway. This may result in ice or moss forming on walkways, and may pose a fall hazard. A qualified person should evaluate and install or modify extensions as necessary so rainwater isn't directed onto walkways.
Paper facing on batt insulation in the attic was exposed. The paper facing is flammable, and poses a safety hazard due to the risk of fire. Also, the paper facing typically acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. A qualified person should reinstall or replace the insulation as per standard building practices and as per the manufacturer's instructions.
 Photo 40 |
 Photo 41 |
Flashings at the base of the chimney is corroded. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
The ceiling insulation in some areas of the attic was missing, uneven. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit: Photo 25 Loose insulation and wiring at east attic.
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The attic access hatch in the master bedroom is too small to allow easy access for periodic evaluation of the attic. Standard building practices require hatches to be at least 22 by 30 inches in size, and in accessible areas. Recommend having a qualified contractor enlarge the attic access as per standard building practices.
The peak of the south end of the upper roof appears to be damaged and should be evaluated and repaired by a qualified roofing contractor.
 Photo 14 Roof damage at peak.
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In some areas of the roof there are loose or raised nails or shingles. The nails could wear through the shingles and leak. Wind driven rain could get under the loose shingles. Recommend a roofing contractor evaluate and repair as necessary.
 Photo 15 Loose roofing nail.
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 Photo 16 Exposed sheathing.
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No insulation was installed at the access hatches. Recommend installing insulation at hatches where missing for better energy efficiency. For more information, visit:
Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
 Photo 32 Roof damage from tree(green arrow). Hole in siding( blue circle).
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Stains were visible on the roof structure in one or more areas visible from the attic access. These areas were dry at the time of the inspection. The stains may be caused by a past leak. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary.
One or more downspouts terminated above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Also the gutters terminate close to the gable end of the upper roof, rot may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.
 Photo 9 Incomplete gutter assembly.
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 Photo 13 Incomplete gutter assembly.
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All attic and roof structure sections more than 8 feet from the access hatch(es) were inaccessible due to possible damage to insulation, lack of permanent walkways, ducts or pipes blocking, or small access. These areas are excluded from the inspection.
| Electric | Return to table of contents |
The main services panel is not attached securely to the wall. This is a safety hazard for shock and/or fire. A qualified electrician should evaluate and repair as necessary.
One of the screws in the main services panel is pointed. This is a safety hazard for shock since the screw(s) may cut through the wire insulation and cause a short circuit. Long and/or pointed crews should be replaced as necessary with the correct screws. A qualified person should repair as necessary, such as moving conductors inside the panel, so screws don't come in contact with the conductors.
Batteries in all the smoke alarms should be replaced annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
At the time of this inspection the there was no power to the receptacle that is out side the master bedroom door. Switches may need to be operated to make some receptacles energized. And there was not a bulb in the exterior fixture,it's operation is undetermined,If necessary, a qualified electrician should evaluate and make repairs as necessary.
Other then the above concerns, the electrical system was in very good condition at the time of this inspection.
| Plumbing / Fuel Systems | Return to table of contents |
The water supply pressure was greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
 Photo 12 High water pressure. Greater than 100 psi
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The drain pipes under kitchen sink are loose and unsecured. Recommend that a qualified plumber replaces or repair as necessary.
 Photo 20 Sub-standard plumbing. Weak connections.
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No expansion tank was installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:
Some of the insulation on water supply pipes in the crawl space, basement was substandard. A qualified person should evaluate and replace or repair insulation as necessary for better energy efficiency and to prevent water pipes from freezing.
| Water Heater | Return to table of contents |
The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
The water heater was installed in an unheated space and was not resting on an insulated pad. Recommend installing an insulated pad under the water heater for better energy efficiency.
| Heating | Return to table of contents |
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
| Fireplaces / Stoves / Chimneys | Return to table of contents |
The firebox at location # showed moderate, major evidence of deterioration, including cracked, deteriorated mortar, bricks. A qualified contractor should evaluate and repair as necessary.
 Photo 21 Hole in fireplace masonry.
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 Photo 22 Close-up of hole in fireplace masonry.
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Because of the flue, wood stove or fireplace configuration, the inspector was unable to determine if flue had significant amounts of accumulated creosote. Recommend that a qualified contractor inspect, and clean and repair if necessary.
The masonry chimney showed moderate evidence of deterioration, including cracked, deteriorated, spalled mortar, concrete. A qualified contractor should evaluate and repair as necessary.
Gaps were found between the chimney and the building exterior. A qualified person should repair as necessary to prevent water, insect and/or vermin intrusion.
The gas at fireplace was not fully evaluated because of the following conditions: . As per the Standards of Practice for National Association of Certified Home Inspectors (NACHI) the inspector does not operate gas shut off valves or light pilot lights during inspections.
| Kitchen | Return to table of contents |
The range could tip forward, and an anti-tip bracket may not be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
No duct was installed for the cooktop exhaust fan. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a duct so the exhaust fan vents outdoors.
| Bathrooms / Laundry / Sinks | Return to table of contents |
Possible moisture damage was found in floor areas by the bathtub at upstairs. A qualified person should evaluate and repair as necessary.
 Photo 23 Leak at shower door frame.
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 Photo 24 High moisture content below shower leak.
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 Photo 19 Power supply at back of dryer not properly secured.
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| Interior Rooms / Areas | Return to table of contents |
Floors in one or more areas were not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.
There is a settlement crack at the beam in living room. This is a common condition of apparent uniform settlement and not appear to be a structural concern at the time of this inspection.
 Photo 27 Settlement gap at beam.
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Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
Minor cracks and/or holes were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
Carpeting in one or more areas was stained or soiled. Recommend having carpeting professionally cleaned as necessary.
| Structural Pest Findings | Return to table of contents |
| Exterior | Return to table of contents |
Flashing is missing from above all deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the structure. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the structure in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit: http://www.hometime.com/Howto/projects/decks/deck_4.htm
All deck ledger boards are nailed to the structure rather than being attached by adequate fasteners. This poses a significant safety hazard since the ledger board(s) may separate from the structure, causing the deck(s) to collapse. A qualified contractor should install lag screws or bolts as per standard building practices to securely attach the ledger board(s) to the structure. For more information on installing deck ledger boards visit: http://www.hometime.com/Howto/projects/decks/deck_4.htm
Rot was found at one or more rafter and/or barge board ends. A qualified contractor should evaluate and make repairs as necessary, replacing or removing rotten wood.
 Photo 31 rot at end of rafter.
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Rot was found at the base of the stair stringers. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced or removed and soil should be graded and/or removed if necessary to maintain at least a 6" gap between wood and soil.
There is a piece of form material in the foundation at the drain on west side of house. This is a conducive condition that could attract wood destroying insects or rot. recommend that material be removed.
 Photo 18 Form material not removed
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Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
 Photo 4 Vegetation and tree to close to house.
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This property is clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. Class action lawsuits have been filed or are being filed against most manufacturers of this material.
The basement window at the east side of home is at or below grade. This is a conducive condition that could allow moisture to enter basement. recommend that soil be removed below sill or install a window well at this location.
 Photo 6 Grade too high at window sill.
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The finish on the deck(s) and railing(s) is worn and/or deteriorated. Recommend cleaning and refinishing as necessary.
 Photo 39 |
One or more downspouts terminate above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.
The back light fixture has missing bulb and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
