| Home Inspection Report | |
| Client(s): | Home Buyer |
| Property address: | washington |
| Inspection date: | Thursday, July 23 2009 |
[b]This report is the exclusive property of Granite peak inspection inc.
 | Safety | Poses a risk of injury or death |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only 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, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
| Exterior | Return to table of contents |
Rot was found in a couple of the horizontal belly trim boards. areas effected all appear to next to sprinkler heads it may be possible that the damaged areas are being exposed to the water spray form sprinkler system. A qualified contractor should evaluate and make repairs and as necessary, replacing all rotten wood.
 Photo 25 deteriorated trim board
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 Photo 26 deteriorated trim board
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Rafter barge board ends are warped possible causes are that they have no roofing shingles over the top of them allowing moisture damage or they are not fastened securely enough. A qualified contractor should evaluate and make repairs as necessary.
 Photo 6 warped barge rafter
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Flashing is missing or could not be located between patio concrete and door trims (Typical with other trim around home) This is a conducive condition to wood destroying organisms Recommend all wood be trimmed 1 inch away form concrete surface to eliminate water wicking into wood.
 Photo 17 No clearance between cement and trim boards
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Additional exterior concerns Photo 8 Deteriorate door frame garage entrance
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 Photo 9 Deteriorate door frame garage entrance
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Vegetation such as trees, shrubs 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 5 deteriorated trim board
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Gutter and down spout concerns Photo 10 Loose bracket
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 Photo 18 Down spout into gutter blockage
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Several crawl space vent screens are blocked by soil, debris or the louvers are int the closed position. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. Materials or items blocking vents should be removed.
 Photo 7 debris in crawl space vent
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Crawl space access hatch and well have a large gaps that animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. Droppings where located in master bath in whirlpool cabinet. Recommend A qualified contractor should install a trim board, screens or something similar to close these gaps..
 Photo 27 pest entrance
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The patio outside faucet is missing back flow 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.
Caulk is deteriorated in some window and trim areas and should be replaced where necessary this should be included in a yearly home maintenance program. For more information on caulking, visit: Photo 4 |
Additional exterior concerns Photo 16 Location of OSB board
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Sections of foundation and exterior walls behind the storage shed are excluded from this inspection due to lack of access.
Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
 Photo 2 |
Minor cracks were found in sidewalk and patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
 Photo 11 Sidewalk crack
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Three unlined wooden planter boxes are attached to the side of the house. At this time they have no soil in them but if they did this would be a conducive condition for wood-destroying insects and organisms. Recommend either removing them, or modifying them so that no wood-soil contact exists if used. Possibly install plastic or metal liners, so that they are well drained.
 Photo 3 |
| Roof | Return to table of contents |
Roofing nails in three areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor when on site to repair dormer siding should make repairs as necessary, such as reseting nails and applying sealant.
 Photo 14 Nail repairs
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 Photo 15 Lifted flashing
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The siding on dormer exterior walls above roof sections has less than a one inch gap between it and the roof surface below and is causing damage to the concrete based siding. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.
 Photo 12 Lack of clearance between siding and roofing
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 Photo 13 Moss growth
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Moss is starting to grow 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:| Garage | Return to table of contents |
The attic access hatch over the attached garage is plywood and doesn't have a one-hour fire rating. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. This hatch should be replaced with a material that has a one hour fire rating, such as 5/8 inch Type X Sheetrock.
 Photo 19 Attic access garage non fire rated
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The garage-house door poses a fire risk because a pet door has been installed in it, eliminating its fire rating. A qualified contractor should replace this door with a fire-rated door.
 Photo 20 Fire door with pet door cut into it
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The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
| Attic | Return to table of contents |
The attic access from inside home office closet was inaccessible due to stored items. The inspector was unable to evaluate the attic, and it's excluded from this inspection. Recommend moving items or modifying hatch(es) as necessary to allow periodic evaluation of attic spaces.
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
| Electric service | Return to table of contents |
Inadequate working space exists for the main service panel. Standard building practices require the following clearances: Photo 21 Blocked electrical panel
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 Photo 22 Blocked electrical panel
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| Water heater | Return to table of contents |
The temperature-pressure relief valve drain line is routed into the wall could not verify location of discharge. A qualified plumber when on site to make other repairs should locate and re-route the drain line so as to drain outside.
| Heating and cooling | Return to table of contents |
The last service date of this system appears to be more than five years ago. A qualified heating specialist should service this system and make repairs if necessary. This servicing should be performed annually in the future.
| Plumbing and laundry | Return to table of contents |
Clothes dryer duct concerns
A active leak was found in water line in wall between garage and living space. water is leaking into crawl space. this is a conducive condition to wood destroying organisms. Recommend a qualified plumber should evaluate and repair as necessary.
 Photo 29 Leak from above
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 Photo 30 Area of leak
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The laundry room exhaust fan timer is not configured to operate the fan automatically. Timers such as these are installed to prevent moisture from accumulating, and causing mold growth and/or damage to building components. They are especially important in the relatively airtight houses that have been built recently. The timer should be configured to run at least twice a day for a minimum of one and a half hours.
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
 Photo 28 Pressure regulator
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| Fireplaces, wood stoves and chimneys | Return to table of contents |
| Crawl space | Return to table of contents |
One or more crawl space vent screens are blocked by soil, debris, or 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.
The vapor barrier needs repair. Exposed soil was found 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 make repairs as necessary so no exposed soil exists. Standard building practices require the following:
Insulation on water pipes is damaged, deteriorated and/or missing in some areas. Recommend repairing or installing insulation on water pipes where necessary for better energy efficiency and to prevent water pipes from freezing.
Cellulose-based debris such as wood scraps, form wood, cardboard and were found in crawl space. All cellulose-based debris should be removed to avoid attracting wood destroying insects.
 Photo 31 typical wood debris in crawlspace
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| Kitchen | Return to table of contents |
Substandard wiring splice was found for the under-sink food disposal. This is a safety hazard due to the risk of shock and fire. Armored (BX) cable, or a flexible appliance cord with a plug end and electric outlet should be used. A qualified electrician should evaluate and repair as necessary.
 Photo 23 Cord substandard splice
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The microwave range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture and fumes from gas stove may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.
The front right stove top burner was hard to light. A qualified appliance technician should evaluate and repair as necessary.
| Bathrooms | Return to table of contents |
Guest Bathroom caulk is missing or deteriorated along the base of bathtub, where flooring meets the tub and around the tub spout. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
 Photo 24 Whirlpool GFCI
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| Interior rooms | Return to table of contents |
Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
Laundry room door will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
Evidence of "light" rodent infestation was found in cabinet under whirlpool bathtub this is a common problem here in the northwest. Recommend sealing all outside openings and keeping doors closed and using traps to remove.
Living room ceiling fan is operable.