2861 Lazer Ln 
Bellingham WA 98226-1722
Inspector: Zack Walker
Washington State Home inspector #990

 

Property Inspection Report
Client(s):  Valhalla
Property address:  Bellingham WA 98226-3687
Inspection date:  Wednesday, February 27, 2013

This report published on Friday, May 24, 2013 1:10:02 PM PDT

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This report is the exclusive property of Sound Homes and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
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:
SafetyPoses a safety hazard 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in serviceable condition 
CommentFor your information 

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
Grounds
Exterior and Foundation
Roof
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Fireplaces, Stoves, Chimneys and Flues
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Electric
Garage or Carport
Attic and Roof Structure
Crawl Space
 
General Information Return to table of contents
Report number: 1234
Time started: 10"30
Time finished: 3:30
Present during inspection: Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Sunny
Temperature during inspection: Cool
Inspection fee: $10,000
Payment method: Check
Buildings inspected: One house
Age of main building: 2001
Source for main building age: Inspector's estimate
Front of building faces: West
Main entrance faces: West
Occupied: Yes, Furniture or stored items were present
1) Areas and items at this property were obscured by furniture, belongings and other items typically found in an occupied home . This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
2) Microbial growths were found at one or more locations in interior rooms. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. In this case the excessive moisture in the house was likely due to the large number of occupants and inadequate venting or use of fans. These conducive conditions should be corrected before making any attempts to remove or correct the staining.

Photo 13  
Some staining due to excessive moisture in main floor office.
 
 
Grounds Return to table of contents
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
3) The concrete drive has insufficient bearing at the north west corner. The gravel that provides bearing is not being retained under the driveway and will eventually cause failure unless it is replaced and retained.

Photo 4  
Lack of bearing at north west corner of deck.
 

4) Deck at south east corner of house had one post sitting on plywood shimming. Plywood shims were in good condition at the time of inspection, but this condition is not typical for deck framing. Also another post supporting the same deck was bolted to the foundation and was in direct contact with concrete foundation. The post is pressure treated and rated for contact with the ground, but contact with concrete could cause premature degradation.
5) There is evidence that the south east deck railing cap has been repaired. Due to the fact that this deck is on the south side of the house it would be expected to take the brunt of the weather. There does not appear to be an issue with the repair or the condition of the deck at this time.
6) A few small cracks were noted in the concrete driveway.
 
Exterior and Foundation Return to table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable
Siding: Cement fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
7) Some sections of siding and/or trim were deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.

Photo 1  
Trim damage south east window.
 

8) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern.
 
Roof Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
9) Fungal rot or water damage was found in some locations at barge boards and fascia boards. Recommend that a qualified contractor repair as necessary.
10) Gutters leaking at corners and joints causing damage to fascia, and barge boards as previously noted. I recommend that the gutters be resealed.

Photo 14  
Gutter corner leaking onto fascia.
 

11) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-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.reporthost.com/?MOSS

Photo 10  
Small amounts of moss beginning to grow on composition roofing.

Photo 6  
Moss under gutter downspout at rear deck.

12) Noted caulking from ground, located at master bedroom closet window. I was unable to determine the reason for erroneous caulking. I recommend that the situation be evaluated further by a qualified person.

Photo 15  
Erroneous caulking at master closet window.
 
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas
Condition of refrigerator: Appeared serviceable
13) The dishwasher appeared to be leaking, and the lower service cover was missing. I recommend that a qualified specialist evaluate and repair or replace as necessary.

Photo 16  
Dishwasher service panel missing, leak tray installed by resident in place.
 

14) The refrigerator door seal was deteriorated. Recommend that a qualified person repair or replace as necessary.
15) Gaps, no caulk, or substandard caulking were found between counter tops and back splashes, around the sink, and throughout kitchen. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
16) Cabinets showed signs of wear, lazy susan cabinet was damaged. Recommend that a qualified person repair or replace as necessary.

Photo 5  
Damage at lazy susan in kitchen.
 

17) Water damage was found in shelving or cabinets below the sink. The damage was not extensive and seemed to be mostly of a cosmetic nature.
18) A gouge was noted in the vinyl flooring in the center of the kitchen. Client should evaluate.
19) The laminate counter top was damaged in the hall between the kitchen and the living room. Client should evaluate.
 
Bathrooms, Laundry and Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Powder room, first floor
Location #B: Full bath, second floor: Kids Bath
Location #C: Full bath, second floor: Master Bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: Yes
20) The occupant of home mentioned that the dryer vent had been relocated after the original had failed. Evidence of this was found, vent is currently routed out of a foundation vent. This is not typical and the termination is substandard. Further evidence that the vent had failed was observed in the crawlspace and will be discussed in that section. I recommend that the vent exit through the rim joist and be properly terminated by a qualified general contractor.

Photo 3  
Laundry vent terminated in foundation vent.
 

21) Cabinet drawer in powder room was damaged at connection between face and drawer. Recommend that a qualified person repair or replace as necessary.
22) Water damage was found in shelving or cabinet components below sink in kids bath. Evidence of past or ongoing leaking was noted at the drain. The area was dry at the time of inspection. I recommend that the buyer evaluate the area.
23) Toilet tank bolts were viewed in all bathrooms. In all locations they showed extensive rusting. This could result in leakage from the tank. I recommend that the bolts/tanks be monitored for leaking or the bolts be replaced.
24) Substandard caulking were found between the bathtub and the floor in the kids and master baths. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
25) Both upstairs bathrooms showed signs of excessive moisture in the form of rusting on metal surfaces and staining on ceilings and around toilets and windows. The bathrooms appear to be utilized extensively and should be ventilated more frequently. The evidence of excessive moisture found in the bathrooms in conjunction with signs of moisture in upstairs bedrooms and the office on the main floor suggest that the bath fans should be placed on timers and run for extended periods of time over the course of the day. The presence of this excess moisture is not a defect of the house, but is a side effect of heavy occupancy. More frequent utilization of the fans, should diminish the presence and effects of excess moisture.
26) Guest bath showed previous water damage below sink as well as signs of leaking at drain. This can cause ongoing damage to cabinets, as well as conditions conducive to microbial growth. I recommend the area be evaluated by a qualified individual.
27) Toilets in both upstairs bathrooms were sweating at the time of inspection. The area around the toilet in the master bath showed signs of excessive moisture and microbial growth. I recommend the area be evaluated by a qualified individual.

Photo 9  
Master toilet tank sweating with staining on wall behind.
 

28) The sink faucet in kids and master bath leaked while being operated. I recommend that the buyer be made aware of this defect and that they evaluate the faucets.
 
Interior, Doors and Windows Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
Condition of stairs, handrails and guardrails: Appeared serviceable
29) The handrail returns were missing or broken where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.

Photo 8  
Missing handrail return and top of stairs.
 

30) Carpeting in one or more areas was worn or dirty/stained. I recommend that the buyer evaluate carpets to determine serviceability.

Photo 7  
Example of worn/dirty carpet in main floor office.
 

31) Various items missing or broken, including a light cover in master closet, one of two bi-fold closet doors in laundry, and a damaged door stop in laundry room. I recommend that these be evaluated and repaired or replaced by a qualified individual.
32) Evidence of moisture was noted in all bedrooms, mainly at the window troughs. Excessive moisture in house is discussed in detail in the bathrooms section.
33) One or more walls were damaged, had substandard repairs. Recommend that a qualified person repair as necessary. Especially noted in living room and in the entryway.
 
Fireplaces, Stoves, Chimneys and Flues Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
Gas-fired flue type: Direct vent
34) Fan is available, but not installed on this unit.
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Water service: Public
Location of main water shut-off: Garage In south east corner, behind water heater.
Condition of drain pipes:
Drain pipe material:
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe material: Plastic
Sump pump installed: No
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
35) House water pressure was tested at an exterior hose bib. Pressure tested at 50 psi. Normal water pressure is between 45 and 70 psi.

Photo 2  
Water pressure being tested at exterior hose bib. 50 psi.
 
 
Water Heater Return to table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Location of water heater: Garage
Hot water temperature tested: Yes
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
 
Heating, Ventilation and Air Condition (HVAC) Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace, Gas fireplace or stove
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 2002
Source for last service date of primary heat source: Label
Condition of forced air heating: Appeared serviceable
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Garage
Forced air system capacity in BTUs or kilowatts: 69,000
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At top of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of controls: Appeared serviceable
36) Furnace appears not to have been serviced since 2002. It is recommended that furnaces be serviced annually. Lack of service could result in numerous problems, some of which have safety implications. I recommend that the furnace be serviced.
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
 
Garage or Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
37) Self closing hinges were noted on garage door to house, and were operating effectively.
 
Attic and Roof Structure Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents
38) One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials. However the roof showed no apparent signs of damage due to condensation, and the venting appeared to be adequate at the time of the inspection at all areas that were visible from the attic hatch. I did not enter the attic because the space was small and I could not traverse without adversely affecting the insulation.

Photo 11  
 

39) H clips were missing at roof sheeting. However the roof showed no ill effects from this omission, no sagging between trusses was noted either inside the attic or outside at the roof.
 
Crawl Space Return to table of contents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

Crawl space inspection method: Traversed
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Bearing wall
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes, Full
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space, with vents
40) Evidence of the dryer vent having failed was visible in the crawl where in some locations old staining could be viewed. The conditions did not appear to be ongoing. Recommend that dryer be vented correctly by qualified contractor.

Photo 17  
Staining likely resulting from failed dryer vent.
 

41) Crawl space was mostly cleaned and appeared in good condition. There were a few places where the vapor barrier could be straightened up, some wood left behind after construction, removed to prevent conducive conditions for rot, and some heat ducts that could be more suitably supported.

Photo 18  
Wood scrap left behind after construction.

Photo 12  
Improperly supported heating duct.

 
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