| Property Inspection Report | |
| Client(s): | Sample Report #2 |
| Property address: | XXX XXXX Lane Mount Vernon ,WA 98XXX |
| Inspection date: | Thursday, April 10, 2008 |
This report is the exclusive property of CURTIS C HOME INSPECTION SERVICE L L C 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 |
 | Major defect | Correction likely involves a significant expense |
 | 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 |
 | Serviceable | Item or component is in serviceable condition |
 | 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 |
Note that the Water Shut-off is at the meter by the driveway. The shut-off in the North-West corner of the Crawl Space is likely to be for the boiler above.
| Exterior | Return to table of contents |
One or more wooden deck support posts are in contact with soil, and are rotten. And a large number of deck boards are rotten. This is a conducive condition for wood destroying insects and organisms. Recommend that all rotting wood from the deck and also the roof structure above be removed and replaced with new material.Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. A qualified contractor should evaluate and make repairs as necessary, such as replacing rotten posts, or trimming rotten post bases and installing concrete and metal post bases. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
 Photo 5 |
 Photo 18 |
There is a trip hazard found in sidewalk adjacent to the driveway due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
 Photo 2 |
Perimeter pavement slopes towards structure at the sidewalk and small pad near the craw space access. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Recommend having a qualified contractor make repairs as necessary so perimeter pavement slopes down and away from the structure.
Rot was found at the North East corner fascia boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.
One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. At the time of the inspection the most noted areas were at the East side and over the rain barrel. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
 Photo 9 |
The East and West outside faucets leaks from the valve stem when turned on . A handy homeowner or A qualified plumber should evaluate and repair as necessary.
 Photo 15 |
The downspout at the North West corner should extend further from the foundation. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
 Photo 3 |
Two crawl space vent screens at the South end are blocked by removable panels. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. Materials or items blocking vents should be removed.
Soffits are unvented. This can result in moisture accumulation in roof cavities and rot. A qualified contractor should install screened vents in soffits where missing and as per standard building practices.
Flashing is missing from above the 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
The outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
The two trees at the South West corner of the house are close to the roof and gutter systems and should be pruned and maintained. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects. These trees are not a big concern at this time, But may be later in the growing season. The tree at the north end should also be monitored.
 Photo 13 |
 Photo 16 |
Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. Recommend that this be maintained on A regular basis. For more information on caulking, visit The Ins and Outs of Caulking.
The electric receptacle in the soffit by the back door appears to have no power. If necessary, a qualified electrician should evaluate and make repairs as necessary.
Stains were found in one or more areas on soffit boards, 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.
The home has sings of uniform settlement and one or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including: Photo 1 settlement cracks at stone veneer is presumed to be superficial,or a cosmetic condition. The home owner may consider having the grout repaired by a qualified mason.
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Minor cracks were found in the driveway. However they don't appear to be a structural concern. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
| Attic | Return to table of contents |
Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
 Photo 11 Note; This photo also shows some of the debris and substandard insulation as well as some loose wiring.
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Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.
Both exhaust fans [kitchen and bathroom] have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.
The ceiling insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
Stains were visible on the roof structure in one or more areas. 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, particularly around the chimney to determine if active leaks exist. If leaks are found, a qualified roofing contractor and/or a chimney contractor should evaluate and repair as necessary.
There is a large amount of debris in the attic. This is a conducive condition for wood destroying insects. Recommend that all debris be removed.
| Electric service | Return to table of contents |
| Water heater | Return to table of contents |
No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
A water heater is installed in a finished living space and has no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces if/when the water heater develops a leak or is drained.
| Heating and cooling | Return to table of contents |
The last service date of this system appears 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 or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
The last service date of this system appears 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
The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
No drip leg is installed on the boiler gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the boiler components. A qualified contractor should install a drip leg as per standard building practices.
 Photo 17 Note; This also occurs at the Water Heater.
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| Plumbing and laundry | Return to table of contents |
No ground fault circuit interrupter (GFCI) protection device at the receptacle behind washer. A qualified electrician should install a GFCI to reduce the danger of electric shock. The existing receptacle has a open ground.
 Photo 20 The light on this tester indicates an open ground
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The clothes dryer is equipped with a foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially when the toilet was flushed. Despite this, and because of their apparent age, these pipes may need replacing at any time.
The washing machine is installed in a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
The laundry sink is not anchored to the wall or floor in a secure manner and the drain leaks. A qualified contractor or a handy homeowner should repair the drain and securely anchor the sink to the wall and/or floor to prevent damage to and leaks in the water supply and/or drain pipes due to the sink being moved.
Stains were found in one or more sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
The water supply pressure is 78 to 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.
| Fireplaces, woodstoves and chimneys | Return to table of contents |
The inspector was unable to determine if the woodstove and flue are installed safely, and in accordance with the manufacturers' specifications. The manufacturer's information label(s) were illegible and/or missing. Recommend having a qualified stove and/or chimney service contractor evaluate to determine if the woodstove and flue are in installed in accordance with the manufacturers' specifications, and make repairs and/or modifications if necessary.
The chimney flue openings do not have a screen installed. Screens prevent the following:
The masonry chimney crown is deteriorated (cracked or broken) and needs repairs or replacement. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should: Photo 7 Blue arrows indicates no rainproof covers and yellow arrow shows an example of crown deterioration.
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The chimney flues do not have a rainproof cover installed. They prevent the following:Photo 7 Blue arrows indicates no rainproof covers and yellow arrow shows an example of crown deterioration.
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All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
| Kitchen | Return to table of contents |
The electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
The range can tip forward, and no anti-tip bracket appears to 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
Evidence of a leak was found at water supply lines. The valve was dry at the time of inspection but there is a water stain on the cabinet below. A qualified plumber should evaluate and repair as necessary.
 Photo 4 The blue circle and arrow shows past water leak, The red arrow shows no air gag for the dishwasher
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The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.Photo 4 The blue circle and arrow shows past water leak, The red arrow shows no air gag for the dishwasher
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No range hood is installed over the range or cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors. Note; The fan in the kitchen is not vented and not being used by homeowner
The enamel coating on the sink is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
The kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
| Bathrooms | Return to table of contents |
There is evidence of possible extensive water damage to tub surround. recommend that a qualified contractor evaluate and repair as necessary.
A open ground, three-pronged electric receptacles was found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
The electric receptacle that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
The exhaust fan is not connected to a vent. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.
Tile, and grout is damaged and/or deteriorated around "wet" areas with a wood subfloor below. The deterioration may allow water intrusion, and may result in damage to the subfloor. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
Caulk is missing and/or deteriorated at the bathtub. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures. Due to the condition of the tub tile surround, this should more of a concern to maintain after the proper repairs are done the tub area.
Recommend cleaning and sealing grout in countertops now and in the future as necessary to prevent staining and to improve waterproofing.
| Interior rooms | Return to table of contents |
Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:
Smoke alarms are present but disabled. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
The front boor binds in it's jamb and is difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors. Due to the deteriorating condition of all entry doors [excluding the slider]. Recommend that they be replaced rather than repaired.
Wood flooring in one or more areas is worn, damaged and/or cupping. Recommend having a qualified contractor evaluate and refinish wood flooring as necessary.
The exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
The weatherstrip around the exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
Stains were found in the ceiling area in the dining room. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Minor cracks 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.
 Photo 14 |
| Roof | Return to table of contents |
Moss is accumulating at the North side of the roof. this will damage the composition shingles and leaks may occur as a result. There are Homeowner products available the can deter this growth, consult your local home center for this information or, A qualified roofing contractor should evaluate, remove moss, and make repairs as necessary. Do Not pressure wash.
 Photo 19 |
Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
Photo 9 |
| Crawl space | Return to table of contents |
The wire feed to the outbuilding Sub-Panel is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings. Photo 22 |
Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
Two crawl space vent screens are blocked by removable panels. This restricts ventilation in the crawl space [at the South end] and may result in increased levels of moisture inside. Materials or items blocking vents should be removed.
No vapor barrier is installed 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 contractor should install a vapor barrier where missing. Standard building practices require the following: Photo 6 The white parts in the dirt is mold.
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Cellulose-based debris such as wood scraps, form wood, cardboard and/or paper were found in crawl space. All cellulose-based debris should be removed to avoid attracting wood destroying insects.
 Photo 21 |
 Photo 10 |
