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Allegiance Home Inspection LLC.

Website: http://www.allegiancehomeinspection.net
Email: Info@Allegiancehomeinspection.net
3377 Bethel Rd SE Ste. 107 
Port Orchard, WA 98366 

Inspector: Kyle Brose
WSDA Lic#88853, Struct. #1247
Office : (360) 900-9811

   

Property Inspection Report

Client(s):  Sample Report
Property address:  12683 Glorious Meadow Cir
Incredible, WA 98346
ICN# 10746BA027
Inspection date:  Thursday, March 22, 2018

This report published on Monday, April 2, 2018 1:34:59 PM PDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. The photographs herein are examples of the described defects and are not intended to show each and every defect location only to aid in the understanding of descriptions.
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:
Concern typeSafetyPoses a safety hazard
Concern typeCorrect/ReplaceRecommend correcting or replacing
Concern typeCorrect/MaintainRecommend correction and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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 https://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Roof
Garage
Electric
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Attic and Roof Structure
Plumbing / Fuel Systems
Fireplaces, Stoves, Chimneys and Flues
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Crawl Space
Wood Destroying Organism Findings

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General Information
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For the ease of understanding this report, the front of the home faces: East
Time started: 8:10 am
Time finished: 10:00 am
Present during inspection: Real Estate Agent
Client present for discussion at end of inspection: No
Weather conditions during inspection: Rain
Temperature during inspection: Cold
Ground condition: Wet
Recent weather: Rain
Age of main building: 2003
Source for main building age: Municipal records or property listing
Occupied: No

1) It is recommended that homeowner or qualified person spray a pest control product such as Ortho/Raid bug killer around the exterior perimeter of their home 3 times per year. The best time for application is the first warm week of Spring, Summer and Fall.

2) Wood Destroying Organisms: This report includes a structural pest inspection embedded within the report. All observations in this report that note being a conducive condition are a part of a Washington State Pest Inspection. Allegiance Home Inspection LLC, employs Kyle Brose, Licensed Structural Pest Inspector #88853. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Allegiance Home Inspection LLC recommends conducting an indoor air quality test and possibly consulting with an industrial hygienist if concerned with mold. Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO) REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING IS AVAILABLE UPON REQUEST, for the agreed upon fee.

Grounds
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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, concealed or underground drainage pipes; 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
Driveway material: Poured in place concrete
Deck, porch and/or balcony material: Concrete
Exterior stair material: Concrete

3) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no significant trip hazards were found. The client may wish to have corrections made, primarily for cosmetic reasons.
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Photo 3-1
 

Exterior and Foundation
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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.
Wall inspection method: Viewed from ground
Apparent wall structure: Wood frame
Wall covering: Cement fiber, Wood trim
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

4) Some sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.

Primarily noticeable at the west side of home.
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Photo 4-1
 

5) One or more sections of horizontal trim boards, doors and/or windows had no "Z" flashing installed above them where they met siding. "Z" flashing should be installed above these boards to reduce the chance of leaks and/or water entrapment between the trim and siding. Without this flashing, caulk and paint must be diligently maintained, or water can cause rot and possible structural damage. Recommend that a qualified contractor install flashing above horizontal trim boards where missing and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.

6) Untreated wood siding and/or trim was in contact with concrete or masonry at the exterior. Moisture collected between the two materials or wicking up into the wood is a conducive condition for wood-destroying organisms. Wood siding or trim is recommended be installed with a minimum clearance of 1-2 inches between it and concrete or masonry below it at building exteriors. Monitor these areas for rot or deterioration in the future and repair if needed. Recommend that a qualified person repair per standard building practices. For example, by trimming siding or trim as needed.

Noticeable at the front and back patio and at the garage.
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7) Clearances between the cement fiber siding and surfaces below were minimal or non existant. Moisture may penetrate and deteriorate the siding as a result, and the manufacturer's warranty may be voided. Normally, minimum clearances below the bottom of cement fiber siding and trim include:
  • 6 inches to the finished grade below
  • 2 inches to paths, steps, driveways or deck surfaces below
  • 2 inches to roof surfaces below
  • 1/4 inch to horizontal flashing below, with no caulk applied
Recommend that a qualified contractor repair per the siding/trim manufacturer's specifications. For more information, visit:
http://www.reporthost.com/?HARDIPLANK
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Photo 7-1
 

8) Corbel ends, which are the horizontal projections jutting out from a wall to support the eaves above or for decorative purposes, were exposed and subject to deterioration from exposure to the weather. We recommend having a qualified person install shingles or flashing installed over them to prevent rot. At a minimum these areas need to be maintained with paint and caulk.
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9) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

Noticeable in the crawl space at the North side of the foundation
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10) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects, can retain moisture against the exterior and can make monitoring the exterior difficult. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. Being able to walk between the building is better.
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11) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

Noticeable at the back of the home.
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Roof
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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
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Gutter and downspout material: Metal
Gutter and downspout installation: Full

12) These images are general pictures of the homes roof covering.
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13) One or more downspouts terminated above a roof surface, and rainwater from the downspouts washes over the roof surface below. This is a common configuration, but in some cases over time large quantities of rainwater can wear out shingles by removing granules and reduce the life of the roof surface in those areas. Consider installing extensions to route the rainwater directly to the closest gutter below or to grade as a preventative measure.
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Photo 13-1
 

Garage
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Type of door between garage and house: Wood
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes

14) One or more holes were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
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Electric
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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.
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 125
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
Location of main service panel #A: Garage
Location of main disconnect: At main disconnect panel outside

15) As with most condominiums and/ or town homes the electric meter and primary electrical shut off are located at the exterior. The shut off switches were labeled in a confusing way or not labeled. I recommend having a qualified person re-label the main shut off as necessary so the correct disconnect can be easily found in case of emergency.
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16) Screws that attach the cover or dead front to panel(s) were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.

17) These images are general pictures of the homes electrical system.
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Photo 17-2

Water Heater
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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; hybrid water heater; 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.
Type: Tank
Energy source: Electricity
Estimated age: 2004
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Location of water heater: Closet
Hot water temperature tested: Yes

18) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age. 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.
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Heating, Ventilation and Air Condition (HVAC)
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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): Electric heaters
General heating distribution type(s): None, individual heaters
Electric heater type (not forced air): Wall mounted, with fan
Manufacturer of electric heaters (not forced air): Dimplex
24 hour automatic ventilation system present: None visible

19) This home did not appear to have a 24-hour ventilation system. Such systems can be created by installing a timer on an existing bathroom or laundry room exhaust fan. These simple ventilation systems can help reduce moisture and stale air inside the home. 24 or 12 hour timers can be configured to operate the fans automatically one or more times per day for a set length of time. Guidelines vary for when and how long such fans should be configured to operate depending on the size of the house, number of occupants and rating of the fan. Recommend that the client consider installing a timer (and fan if necessary) for a simple 24-hour ventilation system. Work should be done by a qualified contractor.

Kitchen
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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.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop

20) No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.

21) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.

Noticeable behind the kitchen sink.

Attic and Roof Structure
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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. Many areas near the lower sections of the attic are inaccessible and excluded.
Attic inspection method: Traversed
Location of attic access point #A: Bedroom, Second floor
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Cellulose loose fill
Roof ventilation type: Ridge vent(s), Open soffit vents

22) One or more attic access hatches or doors had no weatherstripping, or the weatherstripping was substandard. Weatherstripping should be installed around hatches or doors as necessary to prevent heated interior air from entering the attic. For more information, visit:
http://www.reporthost.com/?ATTACC
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23) These images are general pictures of the homes attic space.
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Plumbing / Fuel Systems
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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
Water pressure (psi): 54
Location of main water shut-off: In hall closet
Service pipe material: Copper
Supply pipe material: PEX plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Vent pipe material: Plastic
Visible fuel storage systems: propane tank
Location of main fuel shut-off valve: At propane tank

24) Steel piping for the gas service located outside were slightly corroded. I recommend having a qualified person prep and paint lines as necessary with a rust-preventative paint. Very corroded pipes should be replaced by a qualified contractor.
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25) These images are general pictures of the homes plumbing components.
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Propane fuel fill line.
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Main fuel shut off.
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Apparent main water shut off.
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Fireplaces, Stoves, Chimneys and Flues
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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.
Gas fireplace or stove type: Metal pre-fab fireplace
Gas-fired flue type: B-vent

26) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now.
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Photo 26-1
 

Bathrooms, Laundry and Sinks
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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.
Bathroom and laundry ventilation type: Spot exhaust fans, with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

27) The laundry room did not have a catch pan installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. If concerned, consult with a qualified contractor about installing one. Note that drain lines for catch pans may be difficult to install in an existing home unless the washer is located adjacent to an exterior wall.
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28) One or more sink drains were leaking. When possible the inspector fills the sink up to allow maximum water to drain through, this is often times when leaks become apparent. A qualified plumber should repair as necessary.

Primarily noticeable at both master bathroom sinks.
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29) The sink drain stopper mechanism was inoperable. Recommend that a qualified person repair or replace as necessary.

Noticeable at the left side master bathroom sink.

30) Rubber water supply hoses were installed at the clothes washer. These hoses are prone deterioration. Recommend upgrading to braided, stainless steel hoses. It is recommended to replace washer supply hoses every 5 years.
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Interior, Doors and Windows
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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 (unless requested), 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.
Type(s) of windows: Vinyl, Multi-pane
Wall type or covering: Drywall
Ceiling type or covering: Drywall

31) Risers for stairs at one or more locations were greater than 7 3/4 inches and posed a potential fall or trip hazard. By current standards risers should be 7 3/4 inches or shorter. At a minimum, this is something to be aware of, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor correct per standard building practices.
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32) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

Primarily noticeable at the back right bedroom.

33) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC

Crawl Space
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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
Location of crawl space access point #A: Hall closet
Crawl space access points that were opened and viewed, traversed or partially traversed: A
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Insulation material underneath floor above: Mineral Wool roll or batt
Vapor barrier present: Yes
Ventilation type: with vents

34) These images are general pictures of the homes crawl space.
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Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.

35) Evidence of past moisture ants was found in the form of dead insects or body parts and/or frass with . Recommend the following:
  • Correct any conducive conditions for wood-destroying organisms mentioned in this report.
  • Consult with the property owner about any history of infestation.
  • Have a state-licensed pest control operator evaluate further and treat as necessary.


Noticeable at the south west corner of the home, by the back patio.
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This report is the exclusive property of Allegiance Home Inspection, LLC and the client(s) listed in the report title. Use of this report by any unauthorized person is prohibited.