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.
For the ease of understanding this report, the front of the home faces: East
Time started: 1:30 pm
Time finished: 4:00 pm
Present during inspection: Real Estate Agent, Family/Friends
Client present for discussion at end of inspection: No
Weather conditions during inspection: Rain
Temperature during inspection: Cool
Recent weather: Rain
Age of main building: 2000
Source for main building age: Municipal records or property listing
One or more hornet, bee or wasp nests were found at the building exterior. These pose a potential safety hazard. A qualified person should remove nests or exterminate as necessary.
Such as at several of the eaves.
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.
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.
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.
Retaining wall material: Masonry block
Site profile: Moderate slope
Driveway material: Asphalt, Poured in place concrete
Sidewalk material: Poured in place concrete
Deck, porch and/or balcony material: Wood, Plastic fiber, Concrete
Exterior stair material: Wood
The risers for stairs at one or more locations varied in height and pose a potential fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. 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 repair per standard building practices.
Such as at landscaping stairs.
One or more handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a potential safety hazard. Recommend that a qualified person install returns per standard building practices.
Wood stair stringers for the deck or porch were resting directly on slab or concrete footings below. Moisture may wick up into the wood ends and result in elevated levels of moisture in the wooden components. Often times these cut ends are not treated. This is a conducive condition for wood-destroying organisms. It is better to have wood separated from the concrete below by impervious membranes such as composition shingle scraps. Recommend that a qualified person correct as necessary.
Wooden deck or porch railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:http://www.reporthost.com/?PENOILhttp://www.reporthost.com/?DKMAIN
No outbuildings or detached structures were evaluated. They are excluded from this inspection. Any comments made are made as a courtesy only.
Some areas of the deck substructure were inaccessible due to limited space below. These areas couldn't be evaluated and are excluded from the inspection.
Exterior and Foundation
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: Wood fiber, 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
Fungal rot was found at one or more sections of siding or trim. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Such as at the garage door trim.
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.
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.
Such as at the front patio and garage door trim.
Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are more prone to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
Such as along the right side of the garage.
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.
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.
Such as at the back side of the home.
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
Fungal rot or significant water damage was found at one or more roof areas at edges of roof sheathing. Recommend that a qualified contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.
Such as at the shed.
The siding on one or more exterior walls was in contact with or too close to roof surfaces below. This is a conducive condition for wood-destroying organisms. There should be a gap of 1 1/2 to 2 inches between a roof surface and siding above. The gap is meant to prevent water from wicking up into the bottom edge of the siding and causing fugal rot, or damaging the siding. There may also be inadequate space for additional layers of roofing materials in the future. Recommend that a qualified contractor repair per standard building practices. For example, by trimming the siding.
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.
These images are general pictures of the homes roof covering.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Garage
Type of door between garage and house: Solid core, Wood
Type of garage vehicle door: Sectional
Number of vehicle doors:
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
The photoelectric sensors that trigger the auto-reverse feature on one or more garage vehicle doors' automatic openers were located higher than 4-6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they are 4-6 inches from the floor per standard building practices. For more information on garage door safety issues, visit:http://www.reporthost.com/?GDPES
Weatherstripping at the sides and/or bottom of one or more garage vehicle doors was damaged. Recommend replacing or installing weatherstripping where necessary to prevent water and/or vermin intrusion.
Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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.
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
Location of main service panel #A: Garage
Location of main service panel #B: Garage
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
Equipment for a generator system was found. Generators, transfer switches and any associated wiring are excluded from this inspection. Recommend that the client consult with the property owner or review documentation to familiarize themselves with the operation of this system.
These images are general pictures of the homes electrical system.
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.
Energy source: Electricity
Estimated age: 2000
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Location of water heater: Laundry room
Hot water temperature tested: Yes
The temperature-pressure relief valve drain line terminated with threaded pipe. This is a potential safety hazard due to restricted flow. A qualified plumber should repair per standard building practices. For more information, visit: http://www.reporthost.com/?TPRVALVE
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.reporthost.com/?SCALD
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.
A water heater was installed in or over a finished living space or in an area where leaking can cause damage, and no catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the water heater leaks or is drained. If concerned, consult with a qualified contractor about installing these. Note that drain lines for catch pans are usually installed below the floor level and are difficult at best to install in an existing home.
Heating, Ventilation and Air Condition (HVAC)
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
The thermostat was malfunctioning. Recommend that a qualified person evaluate and repair or replace as necessary.
Such as at the upper back left bedroom.
Electric in-floor radiant heating appeared to be installed in one or more sections of flooring. This heating appeared to be operable, but only a limited evaluation was performed because the heating elements are hidden and inaccessible.
Such as at the bathrooms.
Air supply ports were installed. These are intended to improve indoor air quality in relatively air- tight structures by supplying fresh air to living spaces and by reducing moisture accumulation. Air supply ports should be kept open at all times.
An exhaust fan with a 24 or 12 hour timer was installed and served as a simple ventilation system. The timer can be configured to operate the fan automatically one or more times per day for a set length of time. These fans help reduce moisture and stale air inside the house. 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 reviewing instructions or documentation for the timer and configuring the fan as necessary. The inspector notes these systems when present, but does not determine their adequacy, or if the timer is operable. For more information, visit:http://www.reporthost.com/?VENTING
Found on the laundry roo, wall above the water heater.
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, Hot water dispenser
Range, cooktop or oven type: Propane
Type of ventilation: Hood or built into microwave over range or cooktop
Ribbed, flexible drain pipe was used at the sink. This type of drain pipe accumulates debris more easily than smooth wall pipe and is more likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.
The water supply for the refrigerator was inoperable (e.g. turned off, not plugged in) and the inspector was unable to fully evaluate.
A food (garbage) disposal was installed in the dwelling with a septic system. Its use is not recommended. If used, certain food items such as eggs, meat and pasta should not be disposed through the disposal. Use of a food disposal may significantly shorten the required interval between tank pumpings.
Attic and Roof Structure
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: Viewed from hatch(es)
Location of attic access point #A: Hallway, Second floor
Location of attic access point #B: Master bedroom closet
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass roll or batt, Mineral wool loose fill
Roof ventilation type: Ridge vent(s), Gable end vents, Open soffit vents
Attic spaces greater than 30 inches in height appeared to exist in this building, but no access points were found. Standard building practices require that access points be installed for attic spaces more than 30 inches in height for periodic evaluation. Recommend that a qualified person install attic access points where missing and per standard building practices (e.g. adequate size, insulated, weatherstripped). A qualified person should fully evaluate these attic spaces and roof structures. These areas are excluded from this inspection.
Such as above the downstairs bathroom area.
These images are general pictures of the homes attic space.
Plumbing / Fuel Systems
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.
Drain pipe material: Plastic
Waste pipe material: Plastic
Vent pipe material: Plastic
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank
Water pressure (psi): 85
Location of main water shut-off: Crawl space, Master bathroom closet
The water supply pressure was greater than 80 pounds per square inch (PSI). Pressures above 80 PSI may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are likely to burst with higher pressures. 40-80 PSI is considered the normal range for water pressure in a home, and most plumbers recommend 50-60 PSI . Typically, the pressure cannot be regulated at the water meter. Recommend that a qualified plumber evaluate and make modifications to reduce the pressure to below 80 PSI . Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted, repaired or replaced as necessary to maintain lower pressures. Note that installing a pressure reducing valve creates a "closed system," which may require installing an expansion tank at the water heater if one is not already installed.
Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
- Consult with the property owner about this system's maintenance and repair history
- Review any documentation available for this system
- Review inspection and maintenance requirements for this system
- That a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit:http://www.reporthost.com/?SEPTIC
These images are general pictures of the homes plumbing components.
Fireplaces, Stoves, Chimneys and Flues
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: Freestanding stove
Fan or blower installed in gas-fired fireplace or stove: No
Bathrooms, Laundry and Sinks
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
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.
Such as at the right master bathroom sink.
A loud noise buzzing/humming noise was noticed at one or more plumbing fixtures when operated. This is typically only a potential nuisance which can usually be address by jostling the fixtures, adjusting the pressure. If desired have a qualified person correct as necessary.
Noticeable at the upstairs bathtub.
Interior, Doors and Windows
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
Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
Especially noticeable at the master bedroom closet.
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
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: Master bedroom closet
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Engineered wood joists
Insulation material underneath floor above: Fiberglass roll or batt
Vapor barrier present: Yes
One or more exhaust ducts (e.g. bathroom exhaust, clothes dryer) in an unconditioned space were not insulated. This can result in moisture forming inside the duct or "sweating" on the outside of the duct depending on the surrounding air temperature and the exhaust air temperature. Recommend that a qualified person install insulation on exhaust ducts per standard building practices (typically R-4 rating), or replace uninsulated ducts with insulated ducts.
The vapor barrier in some areas of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
Such as along the back side of the crawl space.
Significant gaps were found where pipes were routed through the foundation wall. Water, soil and/or vermin may enter the crawl space. Recommend that a qualified person make permanent repairs as necessary to seal these gaps.
Cellulose material such as scrap wood and/or form wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
Such as at the back side of the crawl space.
These images are general pictures of the homes crawl space.
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.