1) Comment -  A home inspection is a visual, and not an exhaustive or invasive inspection of a home by a trained and impartial 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, insulation, carpets, roofs and ceilings or down into the soil. Also, a home inspector may not be able to access some areas, due to inadequate clearances or safety hazards. A home inspector, by necessity, is looking for significant issues and not minor or primarily aesthetic concerns. Therefore, it is recommended that the buyer also pursue due diligence of his or her own, such as studying Form 17.

Form 17 is required on all real estate transactions conducted in the State of Washington. Granite Peak Inspection, Inc. encourages you to read Form 17, as it is frequently not provided to the home inspector. This crucial disclosure consists of about eighty questions pertaining to the home. By law, a seller is required to disclose on this form many details about the home and property, which may or may not be observable at the time of inspection. For example, the seller's disclosure could reveal hidden but known defects in materials or products used in construction of the home; well or water supply problems; known health or environmental concerns such as mold, underground fuel storage tanks, chemical pollutants, or a history of seasonal water, flooding, pest infestations or fire damage, etc.
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Wood Destroying Organisms: The wood destroying organism (WDO) inspection on the home is a good faith effort by the inspector to report the visual signs of WDO infestations. "Conducive conditions", deficiencies at the home or on the premises that can contribute to the likelihood of WDO infestations, will also be reported. Although a serious effort is made, it is not always possible to locate every WDO or conducive condition that may be present at a home. Furthermore, the report only refers to issues seen at the home at the time of the inspection.

2) Cautionary, Repair/Replace, Evaluate -  One possible trip hazard was found in the driveway/sidewalk near the south side of the garage door due to heaving. Recommend if desired by the client having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

3) Repair/Replace, Evaluate -  Gate hinges are damaged on the north side of the home. A qualified contractor should evaluate and make repairs as necessary to the gate hinge.

4) Repair/Replace, Damage, Conducive conditions -  While on site the inspector noticed that in two areas at the front of the home where the siding, trim and fascia boards have been exposed to water run off due to leaking rain gutters and substandard flashings. This water appears to be on the siding surface and flowing behind the siding, and as a result the siding has water damage and coating loss. The trim boards are also damaged and are starting to rot.
Recommend a qualified contractor with experience in siding installation, roof flashing and gutter repair evaluate these areas by removing the damaged siding and trim and replacing, as well as evaluate any possible damage that may have occurred to the substructure below.

5) Repair/Replace, Conducive conditions -  End caps of the garage gutters were leaking during the inspection. This can result in water accumulating on the home's exterior and around the structure's foundation, or in basements 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. A qualified contractor should replace or repair gutters where necessary.

6) Repair/Replace, Conducive conditions -  The crawlspace vents on the south side of the home are near grade with no well provided to prevent rainwater from entering the interior crawl space. This can lead to water entering and accumulating in the crawl space, and is a conducive condition for wood destroying insects and organisms. A qualified contractor should install wells where necessary.

7) Repair/Replace -  One or more crawl space vent doors are damaged. Recommend a qualified contractor repair the vent door to keep cool air from entering the crawl space during the winter months.

8) Repair/Maintain, Conducive conditions -  Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

9) Repair/Maintain, Conducive conditions -  One or more wooden deck support posts and steps are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However, no damage from wood destroying insects or organisms was found. 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. Otherwise recommend installing borate based Impel rods to prevent rot. For more information, visit:
http://www.google.com/search?q=impel+rods

10) Minor defect, Conducive conditions -  Vegetation such as shrubs and flowers are in contact with or less than one foot from the structure's exterior in a few locations. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains.
Recommend vegetation be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

11) Comment -  Snow covered most of the driveway and sidewalks, so the inspector was unable to fully evaluate these areas and they are excluded from the inspection.

12)   -  The vinyl siding has dark spots on it in some areas. The inspector is unsure of the cause, but these stains can be removed when rubbed with a finger. Recommend asking the owner about these and power washing the siding if desired by the client.

13) Repair/Replace, Conducive conditions -  The trim on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the trim board 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 trim boards, so at least a one inch gap exists between the siding and the roofing below where necessary.

14) Maintain, Monitor, Conducive conditions -  Two sections of roof surfaces are sloped towards each other. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.

15) Comment -  The roof was partially obscured by snow and couldn't be fully evaluated.

16) Repair/Replace -  Weatherstrip at the bottom of the vehicle door is missing. It should be installed where missing to prevent water and vermin intrusion.

17) Repair/Replace -  The exterior entrance door has been forced open and is damaged and should be repaired or replaced by a qualified contractor.

18) Comment -  An unknown white powder was found on the sill plate of the garage wall. Ask the owner about this and if the home was possibly treated for wood destroying insects such as ants.

19)   -  The inspector located pipes that extend into the garage that are likely a water supply and drain. Recommend asking the seller about these and their function(s).

20) Comment -  Some attic areas were inaccessible due to lack of permanently installed walkway and the possibility of damage to insulation due to compaction if walked upon. These areas are excluded from this inspection.

21) Cautionary, Repair/Replace -  Two bushings are missing from where wires enter holes in the main service panel. This is a safety hazard as the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.

22) Cautionary, Minor defect -  One screw is missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

23) Cautionary -  Washington State home inspection standards require me to notify you of the following.
No arc fault circuit interrupter (AFCI) breakers or outlets were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices.
What’s an AFCI device? In short, it’s an electrical safety device designed to prevent fires. It looks and acts a lot like a GFCI device in that it has a test button and a reset method, but GFCI devices are designed to prevent people from getting electrocuted, not prevent fires. For an excellent document explaining the functionality of AFCIs as well as the history of these devices, click here: AFCIs Come of Age.

24) Cautionary -  No carbon monoxide alarms were visible. This is a potential safety hazard. As of 2012 Washington State requires CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

25) Cautionary, Repair/Maintain, Evaluate -  The inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. 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

26) Repair/Replace -  One of the straps supporting heating/cooling duct work is broken. Permanent repairs should be made by a qualified contractor so ducts are adequately supported.

27)   -  Photo of manufacturer's label

28) Cautionary, Repair/Replace -  The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.

29) Cautionary -  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. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5098.pdf

30) Comment -  Although functional at the time of the inspection, the estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

31) Repair/Replace -  The clothes dryer exhaust duct is routed vertically. This can result in extended drying times, premature failure of the motor, drum rollers, and heater. Recommend having a qualified contractor reconfigure the clothes dryer exhaust duct so it is routed horizontally, or as close to it as possible.

32) Comment -  Main shut off behind hot water tank.

33) Cautionary, Repair/Replace, Evaluate -  Fire brick in the wood stove firebox is broken. This is a fire hazard. A qualified chimney service contractor should evaluate and repair as necessary.

34) Repair/Replace, 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.

35) Minor defect, Conducive conditions -  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.

36) Comment -  Some crawl space areas in the southwest section of the crawl space were inaccessible due to narrow access.
(less than 18 inches below floor joists and less that 12" below beams and ducting or access hatch smaller than 18 inches by 24 inches as per Washington state standards of practice), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection. (See structural pest inspection diagram for locations of inaccessible areas)

37) Repair/Replace, Evaluate -  The dishwasher upper dish rack guide wheel is broken and the rack is not supported, which will result in it falling down when loaded. The guide wheel should be replaced by a qualified appliance technician.

38) Repair/Replace, Evaluate -  The oven bake function appears to be inoperable. The client should ask the property owner about this, and if necessary, a qualified appliance technician should evaluate and repair as necessary.

39) Repair/Replace -  The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.

40) Repair/Replace -  Vinyl flooring is damaged and/or deteriorated in one area. A qualified contractor should replace or repair the damaged flooring.

41) Comment -  The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.

42) Comment -  The following appliances were operated:
Kenmore dishwasher was ran through the rinse cycle without any
visible leaks.
GE gas range: All stove top burners were turned on and lighted
The broil function operates, but the bake function will not operate.
The GE microwave/range hood appears to function correctly
The G.E. refrigerator door seals were inspected.

43) Cautionary, Repair/Replace, Evaluate -  No ground fault circuit interrupter (GFCI) protection device is visible for the electric supply to the jetted tub. If no GFCI protection exists, then this is a safety hazard due to the risk of shock. A qualified electrician should evaluate and install GFCI protection if none is installed.

44) Repair/Replace, Evaluate -  The basement bathroom sink is loose, and is not securely attached to the wall behind it. A qualified contractor should evaluate and repair as necessary.

45) Comment -  The basement bathroom laundry room and small office are under construction and are not finished. Recommend if desired by the client hire a qualified contractor to finish this area.

46) Repair/Replace, Evaluate -  The shower head leaks at the pipe connection.
A qualified plumber should evaluate and replace components or make repairs as necessary.

47) Comment -  The bases of all bathroom toilets have been caulked. Caulking will prevent water from being visible if one of these fixtures starts to leak.
Recommend removing caulking at the rear of the toilets base to allow any leaking water to escape and become noticed before major damages occur.

48) Cautionary, Repair/Replace, Evaluate -  An electric receptacle in the master bedroom west wall has burn or scorch marks on it. Receptacle(s) and/or wiring to them may be damaged. A qualified electrician should evaluate and make repairs as necessary, such as replacing damaged receptacles and/or wiring.

49) Cautionary, Repair/Replace -  An insufficient number of smoke alarms are installed in the basement. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

50) Repair/Replace -  Carpeting in the southeast bedroom has spots in it that appear to have had the color bleached out. Recommend if desired by the client replacing carpeting where necessary.

51) Repair/Replace -  Trim is missing in the basement areas. Recommend having a qualified contractor install trim where missing.

52) Maintain -  Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.

53) Comment -  Cracks were found in wall and ceilings joints in one or more areas. They do not appear to be a structural concern and are likely due to poor craftsmanship, but the client may wish to repair these for aesthetic reasons.

54) Comment -  Inspectors closing comments:
This should be a great starter home for the client with a few concerns that are listed in this report that should be taken care of now.
Most of the other concerns in this report are deferred maintenance issues and can be repaired as time and budget allows.
Also recommend asking the seller for any operator owner's manuals they may have for any of the homes appliances such as the wood stove, hot water tank, furnace, whirlpool tub, and garage door opener to name a few.

55)   -  Most walls are in need of a fresh paint job if desired by the client.