 | USA Home & Pest Inspection LLCWebsite: http://www.reporthost.com/USAHome-PestEmail: HouseInspector@Rocketmail.com Phone: (253) 226-2294 Inspector: Ara Putz |
| Home Inspection Field Report | |
| Client(s): | Aonie Islas - Karen Nieto Dove Realty |
| Property address: | 11618 44th Ave E Tacoma WA 98483 |
| Inspection date: | Saturday, February 06, 2010 |
Overall home is in good condition. Screen is need under front steps to help keep rodents out. Branches touching power lines need to be trimmed back. Safety issue. Home has a Federal Pacific electric panel. Recommend replacement. New smoke alarms are needed for home.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For 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| General information | Return to table of contents |
Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
This inspection and report are designed to conform to the standard Real Estate contract requirements and does not include an inspection of cosmetic or aesthetic items. The inspection will be performed only on readily accessible components of the home. This includes general systems and components and is aimed at identifying any system or component, which requires immediate attention or major repair. The inspection is performed in compliance with accepted standards of practice and performance and conforms to or exceeds the standards established by the American Society of Home Inspectors (ASHI) and the National Association of Property Inspectors (NAPI). The report includes the following items: 1: Grounds (fences & gates, porches, decks, and patios) 2: Exterior Walls (trim, doors, chimney, windows, garage and foundation) 3: Roof (roof structure, gutters and attic) 4: Plumbing system (supply, waste lines, water heaters) 5: Heating Systems 6: Cooling Systems 7: Electrical (main panel, sub panel) Wiring, Fixtures 8: Interior (doors, windows, walls, ceilings, floors, stairs and fireplace) 9: Kitchen and laundry: Optional Outbuilding (exterior walls, roof, plumbing, electrical, interior heating, cooling, water heater)The inspection is limited to visual observations of apparent conditions existing at the time of the inspection. When necessary and appropriate the inspector will perform simple mechanical tests to determine whether or not a system or appliance is in good working order.The inspection and report are performed and prepared for the sole, confidential and exclusive use and possession of the customer and / or the customer's agent or delegate. If the inspector recommends consulting other specialized experts, any such consultation shall be at the customer?s sole discretion and expense.This inspection and report is not an expressed or implied warranty of any items inspected. Deficiencies and defects, which are latent or concealed, are excluded from the inspection. The inspector is not required to move debris, furniture, equipment, carpeting or other items, which may impede access or limit visibility, or enter any area with less than 24 inches clearance.This inspection is not a substitute to replace any real property disclosure statements required by law; nor does it substitute or replace any disclosure obligation of the customer.The inspector has no present or contemplated future interest in the property described and covered by this inspection report.The inspector will not report on cosmetic/aesthetic defects which include but are not limited to the following: foggy window panes, scratches, small holes, defective carpet, typical minor cracks found in concrete, stucco, CB construction and asphalt, painting requirements when structural damage is not imminent, and other minor defects which have no bearing on the structural integrity of the property.It is not the scope of this inspection to determine compliance to code or local ordinance. The inspector is not required to enter any area having less than 24-inch clearance in any area, which would endanger the instructor or cause harm to the structure. It is not the scope of this inspection to determine the presence of radon or any other harmful substance unless otherwise stated for a specific substance
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| Exterior | Return to table of contents |
One or more crawl space vent screens are missing. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified contractor should install screens where missing using screen material such as "hardware cloth" with 1/4 inch minimum gaps.
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 Photo 5 Foundation damage for shed. Recommend repair.
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| Roof | Return to table of contents |
No major defects noted for roof.
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Clay tiles, concrete tile and slate tile roofs are often not walked to avoid damage. Not all tiles can be checked for proper attachment. The report is an opinion of the general condition and general quality of the roof. The inspector cannot and does not offer an opinion or warranty as to whether the roof may be subject for future leakage. The inspector cannot offer an opinion of current leakage unless leakage occurs and is visible at the time of the inspection.Gutters and subsurface drains are not water tested for leakage or blockage. Ongoing maintenance of roof drain systems is required to avoid water problems at the roof and foundation. Damage to roofs can occur when tenting a home for fumigation. Recommend inspection for damage after the fumigation (tenting) is completed. It is beyond the scope of this inspection to determine the presence of asbestos or other hazardous materials not specified. In the event the inspector notes "asbestos-like" material this is not a specific declaration of the presence of asbestos
| Electric service | Return to table of contents |
This property has one or more Federal Pacific Electric brand main service or sub panels that use "Stab-Lok" circuit breakers. Both double and single pole versions of these circuit breakers are known to fail by not tripping when they are supposed to. This is a potential but serious fire hazard. Recommend having a qualified electrician replace any and all Federal Pacific panels. For more information, visit: http://www.inspect-ny.com/fpe/fpepanel.htm
The inspector will not determine the adequacy of the electrical service for servicing the home. Six or fewer breakers may not require a main breaker. This could indicate minimum electrical capacity. A GFCI (ground fault circuit interrupter) is used for protection in wet areas (bath, kitchen, laundry, wet bar, etc.). These are safety devices. These may not be present in older homes. It is recommended this be upgraded, if not present. The inspector will not:
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| Water heater | Return to table of contents |
Newer water tank with no major defects noted.
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| Heating and cooling | Return to table of contents |
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 Photo 44 make sure nothing blocks heaters in home.
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The inspector does not activate pilot lights. If the pilot light is off, a complete inspection is not performed. A carbon monoxide test will be performed for operational fuel burning systems. It is recommended all homes having a fuel burning system should have a carbon monoxide detector installed. The inspector cannot thoroughly inspect many heat exchangers. Inspections to determine cracks or holes can only done by dismantling or other technical procedures. This is beyond the scope of the inspection. In some furnaces, due to the design, a thorough inspection is practically impossible. The inspector does not inspect furnace safety devices. Asbestos materials are commonly used in heating systems. It is beyond the scope of this inspection to determine the presence of asbestos. This is usually performed in the laboratory.| Plumbing and laundry | Return to table of contents |
Water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
Underground and wall hidden pipes cannot be judged for sizing, leaks, and corrosion or other damage / problems. Water quality testing and testing for hazardous material is not performed during this inspection. Sizing of pipes and adequacy determinations are not performed. Some polybutylene plastic piping supply systems have documented problems. Some ABS plastic drain systems have documented problems. Contact the polybutylene / ABS manufacturer or a plumbing expert for details regarding these problems. Underground pipes for sprinkler systems are not tested. Supply water pressure exceeding 80 psi can cause damage to fixtures and may result in leaks. Underground fuel supply lines and fuel tanks cannot be inspected nor judged. Fuel pipes inside walls concealed from view cannot be judged. The inspector does not determine sizing or adequacy of fuel lines. The inspector is not required to do the following:Operate a main shut-off valve. Inspect any system that has been shut down and secured. Inspect any components that are not readily accessible or visible. Inspect any exterior plumbing components such as private sewer systems, water wells, pressure tanks, sprinkler systems, spas, or swimming pools unless specifically contracted to do so by the customer. Inspect fire sprinkler systems. Inspect or operate drain pumps or waste ejector pumps. Inspect the quality / potability of water. Inspect water conditioning such as water softeners or water filters. Determine the effectiveness of anti-siphoning devices. Determine proper sizing, design or use of proper materials in the system.Water Heaters:The inspector does not provide an estimate of remaining life of water heaters. Solar heating system heating elements are not inspected. The inspector does not activate pilot lights. If the pilot light is off, a complete inspection is not performed. A carbon monoxide test will be performed only for operational fuel burning systems.The water heater pressure relief valve is not tested. Manually opening this valve may result in leaking.The water heater shut-off valve, if present, is not operated. The inspector will not remove an insulation blanket to gain access to a water heat
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| Crawl space | Return to table of contents |
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| Kitchen | Return to table of contents |
The range hood fan is noisy or vibrates excessively. A qualified contractor should evaluate and repair or replace the fan or range hood as necessary.
One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
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| Bathrooms | Return to table of contents |
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| Interior rooms | Return to table of contents |
One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
An insufficient number of smoke alarms are installed. 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
Some ceiling areas in this structure have "popcorn" textured surfaces possibly installed prior to 1979. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. The client(s) may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.
This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.
Floor tiles installed in "wet" areas have gaps between them. The wooden subfloor beneath may be damaged by water intrusion. A qualified contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.
Trim is missing in one or more areas. Recommend having a qualified contractor install trim where missing.
Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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