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GRANITE PEAK INSPECTION, Inc.


Email: bgotham@plix.com
Phone: (509) 684-5827
Brad Gotham 
2668 C Hwy 20E 
Colville, Wa 99114
Inspector: Bradley Gotham
Washington State Home Inspector License # 554
WSDA Structural Pest Inspector License # 78889

 

Home Inspection Report
Client(s): Home Buyer
Property address: Anywhere
Inspection date: 12/20/2011
This report published on Thursday, January 12, 2012 9:47:50 AM PST

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[b]This report is the exclusive property of Granite peak inspection inc.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
CautionaryA recommendation to enhance safety. Not necessarily urgent. 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectA minor concern but not necessarily unimportant. 
MaintainRecommend ongoing maintenance 
EvaluateClient to determine level of personal concern or, if noted, consult with a specialist. 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions 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

Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, wood stoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 2009003smith
Inspector's name: Brad Gotham
Structures inspected: House and attached garage
Type of building: Single family stick built
Age of building: 11 Years, according to the MLS listing.
Property owner's name: Jason Smith
Time started: 8:00 a.m.
Time finished: 11:00 a.m.
Inspection Fee: $ 000.00
Present during inspection: Buyer/client
Occupied: Yes
Weather conditions: Clear
Temperature: 75 degrees
Ground condition: Dry
Front of structure faces: South
Main entrance faces: South
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system, Irrigation system, Low voltage outdoor lighting, Built-in sound system, Outbuildings, Rock retaining wall, Fish Pond
1) Comment - 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
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Cement-based clapboard; shingles and OSB board at dormers, gables and chimney
Driveway material: Poured in place concrete aggregate
Sidewalk material: Poured in place concrete aggregate, paving stones
Exterior door material: Solid core steel
2) Repair/Replace, Evaluate , Damage, Conducive conditions - Rot was found in the horizontal belly trim boards on the east side of the home. Areas effected appear to next to sprinkler heads it may be possible that the damaged areas are being exposed to the water spray from the sprinkler system. A qualified contractor should evaluate and make repairs and as necessary, such as replacing all rotten wood and redirecting sprinklers.

Photo 23  
deteriorated trim board
  
3) Repair/Replace, Evaluate , Damage - Rafter barge board ends are warped: possible causes are that they have no roofing shingles over the top of them allowing moisture damage or that they are not fastened securely enough. A qualified contractor should evaluate and make repairs as necessary.

Photo 6  
warped barge rafter
  
4) Repair/Replace , Conducive conditions - Patio door trim boards are in contact with the patio concrete surface
(typical with other trim around home). This is a conducive condition to wood destroying organisms. Recommend all wood be trimmed to 1 inch away from the concrete surface to eliminate water wicking into wood.

Photo 16  
No clearance between cement and trim boards
  
5) Repair/Replace , Conducive conditions - The door casing for the outside man door entrance to the garage has wood decay "rot" and is beyond repair. Recommend replacement of door casing, caulking and paint.

Photo 8  
Deteriorate door frame garage entrance
Photo 9  
Deteriorate door frame garage entrance
6) Repair/Maintain , Conducive conditions - Vegetation such as trees as 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
  
7) Repair/Maintain , Conducive conditions - Rain gutter and down spout concerns

1. Two downspouts brackets are detached. Recommend reattaching.
2. At rear of home where upper down spout connects with the lower gutter and down spout, the upper spout is connected so that it is blocking the lower down spout. Recommend relocating or cutting a 45 deg. bevel in upper down spout.
3. All gutters have debris in them. Recommend cleaning as part of a yearly home maintenance plan.

All of the above can result in water accumulating around the structure's foundation and crawl spaces. 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.

Photo 10  
Detached bracket west side of home.
Photo 17  
Down spout into gutter blockage
8) Repair/Maintain , Conducive conditions - Several crawl space vent screens are blocked by soil, debris or the louvers are in 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
  
9) Repair/Maintain - The crawl space access hatch has large gaps that could allow vermin to enter the crawl space.
Recommend A qualified contractor should install a trim board, screens or something similar to close these gaps.

Photo 24  
pest entrance
  
10) Minor Defect - 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.

Recommend installing back-flow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:
http://edis.ifas.ufl.edu/AE113
11) Maintain , Conducive conditions - 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:
The Ins and Outs of Caulking.

Photo 4   		 
12) Comment - 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   		 
13) Comment - Minor cracks were found in the 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
  
14) Comment - Three unlined wooden planter boxes are attached to the side of the house. At the time of the inspection they had no soil in them but if they did, this would be a considered 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. Consider installing plastic or metal liners and ensure that they are well drained away from wood surfaces.

Photo 3   		 
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 11 Years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
15) Repair/Replace, Evaluate , Conducive conditions - Roofing nails in three areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should make repairs as necessary, such as reseting nails and applying sealant.

Photo 14  
Nail repairs
Photo 15  
Lifted flashing and loose nails.
16) Repair/Replace , Conducive conditions - The siding on the dormer exterior walls above the 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
Photo 13  
Moss growthand siding damage.
17) Maintain , Conducive conditions - 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:
http://www.google.com/search?q=moss+on+roof
 
Garage Return to table of contents
18) Cautionary, Repair/Replace - 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 19  
Fire door with pet door cut into it
  
19) Cautionary, Repair/Replace - 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 the 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 18  
Attic access garage non fire rated
  
 
Attic Return to table of contents
Inspection method: Viewed from hatch, Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill
Insulation estimated R value: R 38
20) Comment - Some attic areas such as the attic access from inside the home office closet was inaccessible due to stored items. These areas are excluded from this inspection.
 
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): Square D 200 amp panel
Service voltage (volts): 120/240
Location of main service switch: In garage
Location of main disconnect: Top of panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Branch circuit wiring type: Non-metallic sheathed viewed in attic
Solid strand aluminum branch circuit wiring present: None
Smoke detectors present: Yes
21) Cautionary, Repair/Replace, Evaluate - The front panel of the main electrical panel was difficult to remove due to inadequate working space. Standard building practices require the following clearances:

  • An area 30 inches wide by 3 feet deep exists in front of the panel
  • The panel is at least 5 1/2 feet above the floor
  • There is at least 6 feet 6 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor

    Recommend removing or modifying shelving to provide safe access.

    Photo 20  
    Electrical panel is partialy blocked by shelving in garage making access difficult.
    		  
    22) Cautionary, Repair/Replace - Two over current protection devices (circuit breakers) are "double tapped", where two wires are clamped in a terminal designed for only one wire. This is a safety hazard since the screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrical contractor should evaluate and repair.

    Photo 31  
    "Double Tapped" circuit breakers.
    		  
    23) Cautionary, Evaluate - The inspector noticed some extension cords being used as permanent wiring, at back of home supplying pond etc. These tend to deteriorate over time and become a shock and or fire hazard. Recommend that when an electrical contractor is on site that these be replaced with permanent wiring.
     
    Water heater Return to table of contents
    Estimated age: 11 Years
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 50
    Manufacturer: Rheem
    Model: 41v50
    Water temperature (degrees Fahrenheit): 113
    24) Repair/Replace , Conducive conditions - The temperature-pressure relief valve drain line is routed into the crawl space. When on site to make other repairs, a qualified plumber should locate and re-route the drain line to drain outside.
    25) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
     
    Heating and cooling Return to table of contents
    Estimated age: 11 Years
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air, Standard efficiency
    Primary A/C energy source: N/A
    Primary Air conditioning type: N/A
    Distribution system: Sheet metal ducts, Flexible ducts
    Manufacturer: Rheem
    Model: D5d307e1197220
    Filter location: In return air duct above furnace
    Last service date: 5 Years
    26) Repair/Maintain, Evaluate - 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.
    27) Repair/Maintain, Evaluate - 1. The inspector found heavy condensate build up around burners and B
    vent; this is a indication the unit needs serviced.
    2. Filters are dirty and need changed

    Recommend servicing before next heating season by a qualified heating specialist.
     
    Plumbing and laundry Return to table of contents
    Water pressure (psi): 45 psi (low end of normal)
    Location of main water shut-off valve: Crawl space and garage
    Location of main water meter: Located in the yard west of the driveway.
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Copper
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    28) Cautionary, Repair/Replace - Clothes dryer duct concerns
    1.The clothes dryer is equipped with a vinyl or foil accordion-type, flexible exhaust duct. These do operate, but can can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and can lead to a fire.

    Recommend that all of the dryer system be kept very clean, to avoid a fire hazard. Also, the client may wish to replace flexible ducts with a rigid or corrugated semi- rigid metal duct. For more information on dryer safety issues, visit: http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    2. The dryer ducting is ran through an unheated area (the crawl space). Warm ducting will condensate and flow will be blocked by lint trapped in moisture. Recommend replacing duct with a metal insulated type duct.
    29) Cautionary, Repair/Replace - The laundry room electric receptacle that serves the 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. When on site, 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. Installation of GFCI receptacles or circuit breaker may be necessary.
    30) Repair/Replace , Conducive conditions - An active leak was found in the water line in the wall between the garage and living space. Water is leaking into the crawl space. This is a conducive condition to wood destroying organisms. Recommend a qualified plumber evaluate and repair as necessary.

    Photo 26  
    Leak from above
    Photo 27  
    Area of leak
    31) Repair/Replace , Conducive conditions - An active water leak below the laundry room sink was located with an infrared camera. Recommend a licensed plumber repair leak while on site addressing other concerns noted in this report.

    Photo 29  
    Digital photo of leak area. Moisture is not visible
    Photo 30  
    inferred photo of leak below sink and vinyl.
    32) Evaluate, Comment , Conducive conditions - 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.
    33) Evaluate, Comment - Additional plumbing concerns
    Water flow is low in the right side sink in the master bath. The home water pressure was tested to be 43 psi, which is on the low side of normal. The inspector located a pressure regulator valve in the crawl space which was located near the leak that was also found.
    Recommend that when the plumber is on site to repair the leak, that the pressure regulator be adjusted to increase pressure; this may help low flow/pressure problems.

    Photo 25  
    Pressure regulator
    		  
     
    Fireplaces, wood stoves and chimneys Return to table of contents
    Fireplace type: Metal prefabricated
    Chimney type: Metal
    34) Comment - The gas fireplace was operated and appears to function normally.
    Gas fireplaces should be inspected and serviced annually. Recommend an inspection be performed at same time the gas furnace is serviced.
     
    Crawl space Return to table of contents
    Inspection method: Traversed
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Wood, Bearing wall
    Beam material: Solid wood
    Floor structure above: Engineered wood joists
    Vapor barrier present: Yes
    35) Repair/Maintain , Conducive conditions - 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.
    36) Repair/Maintain , Conducive conditions - 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:

  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

    Better building practices require that:

  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls (for example, with furring strips and masonry nails).
    37) Repair/Maintain - Insulation on water pipes is damaged, deteriorated and/or missing in the area below the laundry room. Recommend repairing or installing insulation on water pipes where necessary for better energy efficiency and to prevent water pipes from freezing.
    38) Conducive conditions - Cellulose-based debris such as wood scraps, form wood and cardboard were found in the crawl space. All cellulose-based debris should be removed to avoid attracting wood destroying insects.

    Photo 28  
    typical wood debris in crawlspace
    		  
     
    Kitchen Return to table of contents
    39) Cautionary, Repair/Replace - A 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 21  
    Cord substandard splice
    		  
    40) Repair/Replace - 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.
    41) Evaluate - 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
    42) Cautionary, Repair/Maintain - Evidence of "light to moderate" rodent infestation was found in the cabinet below the whirlpool tub. This is a common problem here in the Northwest. Recommend sealing all outside openings and keeping doors closed.
    For more information please see below.
    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)[/url]. 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.
    43) Repair/Maintain , Conducive conditions - The 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.
    44) Repair/Maintain - Caulking has been applied all around the base of both toilets. This can keep a leak from being detected for a long period of time. Recommend a two inch gap in caulk at rear of fixture to allow for leakage to appear if a problem occurs.
    45) Comment - The Whirlpool bath was not operated due to a large box located inside tub. GFCI was located.

    Photo 22  
    Whirlpool GFCI
    		  
     
    Interior rooms Return to table of contents
    Interior Room inspection: As a home inspector, I check a representative number of doors and windows. I do not move furniture, lift carpets or rugs, empty closets or cabinets, and I may not comment on cosmetic deficiencies, cracks that appear around windows or doors, or which follow the lines of framing members and the seams of drywall and plaster board. These cracks are usually a consequence of movement, such as shrinkage and common settling, and often reappear. I do not report on odors from pets and smoking.
    46) Cautionary, Maintain - 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:
    http://www.cpsc.gov/cpscpub/pubs/5077.html
    47) Repair/Replace - The laundry room door will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. This may include aligning strike plates with latch bolts and/or replacing lock sets.
    48) Comment - Living room ceiling fan is operable.