Website: http://www.allpointinspections.com
Email: info@allpointinspections.com
Phone: (360) 394-1667
19408 Langaunet Ln. NE 
Poulsbo, WA 98370
Inspector: Jim Gallant
Washington State Home Inspector Cert/Lic #313
WSDA Certified structural pest inspector #63467
InterNACHI Member #NACHI04012337

 

Full General Home Inspection and Structural Pest Inspection WA State Dept. Agriculture ICN# XXXXXXXXX
Client(s):	XXXXX XXXXXXXXXX
Property address:	XXXX XXXXXXX XX XXXXXXXX XXXXXX, WA
Inspection date:	XXXXXXX XXXXXX XXX, 2007

This report published on Sunday, June 06, 2010 8:45:14 AM PDT

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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.

WAC 16-228-2045 requires that a diagram be prepared for WDO (Wood Destroying Organism) inspection reports. A copy is available upon request.

For information on follow-up inspections, please see the bottom section of this report.

Thank you for choosing All Point Home Inspections. We've made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us.

This inspection complies with the American Society of Home Inspectors' (ASHI) Standards of Practice and the National Association of Home Inspectors' (NAHI) Standards of Practice. This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500 to repair, although minor defects may be noted in the report. Cosmetic items such as damaged molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.

Home inspection reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or been deemed adequate in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their age, have some number of defects.

Areas of the property that are excluded due to lack of access are vulnerable to infestation and damage from wood destroying insects and organisms.

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:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction only involves a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Comment	For your information

Structural Pest Inspection Concerns
Concerns relating to the structural pest inspection are shown as follows:

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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

1) Guardrails in some areas with drop-offs higher than 30 inches had gaps over 4" (corners of deck guardrail). This is a safety hazard. Standard building practices require that they:

Be installed at drop-offs higher than 30 inches

Be securely and permanently attached

Be at least 36 inches in height

Not be climbable by children

Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.

Photo 17   Wide gap at corner(s) of deck guardrail.

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2) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

Installed at stairs with three or more risers

Sized and shaped so your hand can encircle them

Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point

Continuous and extend for the entire flight of the stairs

Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary and as per standard building practices.

Photo 2

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3) Rot or water damage was found at one or more decks in decking boards, joists, support posts. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 11   Rot and fungal growth on joist and decking boards.	Photo 13   Overview showing location of fungal rot.
Photo 15   Rot at top of deck support post.

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4) Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.

Photo 6

Exterior / Foundation

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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Appeared serviceable
Foundation type: Crawlspace, Slab on grade
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Anchor bolts for seismic reinforcement: Installed
Anchor bolts for seismic reinforcement were observed at: Garage
Shear panels for seismic reinforcement: Not determined
Condition of floor substructure: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Ventilation: Substandard
Vapor barrier present: Yes

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5) Paper facing on batt insulation in the crawl space was oriented towards open spaces, rather than against interior space surfaces. The paper facing is flammable, and the insulation has a warning label indicating this on the facing. This is a fire hazard due to the risk of fire.

Also the paper facing acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation.

The insulation should be reinstalled or replaced by a qualified person, and as per the manufacturer's instructions.

Photo 40   Flammable paper facing exposed on floor insulation in crawl space. This vapor barrier is installed incorrectly too.

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6) Ventilation for the crawl space was substandard. Only two vents were visible, at the south end. This may result in high levels of moisture in the crawl space and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend having a qualified contractor evaluate and install vents as per standard building practices.

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7) Z flashing was missing from between wood panel siding in some areas. For example, by main entrance. Standard building practices call for Z flashing to be installed to prevent water from entering gaps in siding, and to allow any water that's accumulated behind the siding to drain out. No significant damage or deterioration from water was visible, but ideally Z flashing should be installed by a qualified contractor.

Photo 5   Missing Z flashing by front door.

Photo 8   Z flashing installed correctly on south side.

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

Photo 3   Siding near main entrance.

Roof / Attic

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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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable, Shed
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es)
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass roll or batt
Ceiling insulation depth: Approx. eight inches
Ceiling insulation rating: R30
Roof ventilation: Appears serviceable

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9) Extensions such as splashblocks or drain pipes for some downspouts were missing. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary

Photo 10

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10) Some of the fiberglas batt ceiling insulation has been compressed, reducing its R-value. This was mainly in the south attic space. Recommend repairing insulation where needed to achieve at least an R30 rating in all locations.

Photo 29   Compressed ceiling insulation.

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11) No weatherstrip was installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf

Photo 28   Uninsulated attic hatch with no weatherstrip.

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12) Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

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13) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

Photo 18

Photo 19

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14) All attic and roof structure sections more than 10 feet from the access hatch(es) were inaccessible due to possible damage to insulation, lack of permanent walkways, limited height. These areas are excluded from the inspection.

Garage / Carport

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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached, Garage
Condition of garage: Required repair, replacement and/or evaluation (see comments below)
Type of garage: Solid core
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
Garage ventilation: None visible

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15) The walls between the attached garage and interior living spaces had gaps and/or holes. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

Photo 24   Holes in sheetrock in garage.

Photo 25   Substandard sheetrock installation in garage.

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16) Paper facing on batt insulation in the garage was oriented towards open spaces, rather than against interior space surfaces. The paper facing is flammable, and the insulation has a warning label indicating this on the facing. This is a fire hazard due to the risk of fire. The insulation should be reinstalled or replaced by a qualified person, and as per the manufacturer's instructions.

Photo 27   Exposed flammable paper facing on insulation in garage.

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17) Weatherstrip around or at the base of the garage-dwelling door was missing. A qualified person should repair or replace as necessary to prevent vehicle fumes from entering living spaces.

Photo 22   No weatherstrip at garage-house door.

Electric

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Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Nonmetallic sheathed
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Smoke detectors present: Yes
Carbon monoxide detectors present: No

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18) One or more sections of wiring that weren't terminated were found (in garage). This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

Photo 26   Unterminated wires at garage ceiling.

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19) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: master bath and half bath. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

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20) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.

Photo 32

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21) Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

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22) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

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23) Some light fixtures were inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner. Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Photo 23   Light over garage entry door.

Plumbing / Fuel Systems

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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: Southeast corner of front yard
Water service: Public
Water pressure (psi): 50 psi
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic

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24) One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

Photo 7

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25) Copper water supply pipes in buildings 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 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 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:

Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.

Install appropriate filters at points of use.

Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.

Use bottled or distilled water.

Treat well water to make it less corrosive.

Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html

Photo 30

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26) Some water supply pipes in the crawl space were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.

Photo 41   Uninsulated water supply pipe in crawl space.

Water Heater

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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Beyond service life
Type: Tank
Energy source: Electricity
Capacity (in gallons): 80
Manufacturer: A.O. Smith
Location of water heater: Utility room
Water temperature (degrees Fahrenheit): 130

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27) 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. For more information on scalding dangers, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5098.pdf

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28) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Photo 31

Heating

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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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Utility room
Heating type: Forced air, Heat pump
Fuel type: Electric
Manufacturer: Trane
Last service date: 5/16/07
Source for last service date: Label on heater
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler

Cooling / Heat Pump

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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Type: Heat pump
Manufacturer: Trane
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler

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29) Insulation for the outside condensing unit's refrigerant lines was deteriorated in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

Photo 9   Deteriorated insulation on heat pump refrigerant line.

Fireplaces / Stoves / Chimneys

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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, nor 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.
Location #A: Living room
Location #B: Family room
Fireplace type: Masonry
Stove type: Freestanding
Fuel type: Wood
Condition of chimneys: Appeared serviceable
Chimney type: Masonry

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30) The combustible mantle above the woodstove in the downstairs family room may be too close to the top of the woodstove enclosure. This is a potential fire hazard. Recommend having a qualified contractor stove/fireplace installation contractor evaluate and repair if necessary, and as per standard building practices. For more information, visit:
http://www.fireplacesnow.com/mantel.html

Photo 36   Flammable wood mantle overhanging woodstove.

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31) The spark screen for the chimney flue opening at location #B was missing. Screens prevent the following:

Fire hazard from wood fire sparks and embers exiting flues

Wildlife (birds, rodents, raccoons, etc.) entering flues

A qualified person should install or replace screening, or make repairs as necessary.

Photo 20   Missing spark screen and rain cap at chimney flue.

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32) The rain cap for the chimney flue at location #B was . They prevent the following:

Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues

Rainwater entering flues and causing damage to masonry from freeze-thaw cycles

A qualified person should install or replace rain caps, or make repairs where necessary.

Photo 20   Missing spark screen and rain cap at chimney flue.

Kitchen

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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of hot water dispenser: Appeared serviceable

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33) The dishwasher drain line was not configured with a "high loop" or "air gap". 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. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.

Photo 35   Dishwasher drain line.

Bathrooms / Laundry / Sinks

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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: Master bath
Location #B: Half bath
Location #C: Downstairs bath
Condition of counters: Appeared serviceable
Condition of cabinets: 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 shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable

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34) The shower wand in the master bath tub leaks and should be repaired or replaced

Photo 37   Leaking shower wand fitting in master bathroom.

Interior Rooms / Areas

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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; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
Exterior door material: Wood, Sliding glass
Condition of interior doors: Appeared serviceable
Type of windows: Aluminum, Wood, Multi, Sliding
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, Wood
Condition of flooring: Appeared serviceable

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35) The master bedroom windows had inadequate egress because they were too high from the floor. This is a safety hazard in the event of a fire. Standard building practices require that every bedroom have at least one window as follows:

Minimum width of opening: 20 inches

Minimum height of opening: 24 inches

Minimum net clear opening, ground Floor: five square feet

Minimum net clear opening, other than ground Floor: 5.7 square feet

Maximum sill height above floor: 44 inches

Windows should open easily without the use of keys or tools

And for window wells:

Minimum net clear area of nine square feet

Minimum horizontal projection and width of 36 inches

Wells with a vertical depth greater than 44 inches require a permanent ladder or steps usable with the window in the fully open position

Where windows are to high, at a minimum, the client should keep something that serves as a ladder below the window at all times, but recommend replacing or modifying too-high windows as per standard building practices. For all other cases, a qualified contractor should evaluate and repair or make modifications as necessary. For more information, visit:
http://www.truss-frame.com/window-egress.html
http://www.taunton.com/finehomebuilding/pages/h00100.asp

Photo 34   Master bedroom windows.

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36) The inspector was unable to verify that the glass used in some windows was approved safety glass where required. Window glazing that is not approved safety glass located in areas subject to human impact is a safety hazard. Standard building practices generally require that approved safety glass be used in but not limited to the following conditions:

Windows with a pane larger than nine square feet, having a bottom edge closer than 18 inches to the floor and a top edge higher than 36 inches above the floor within 36 inches, horizontally, of a walking surface

Windows that are both within a 24 inch arc of a door and within 60 inches of the floor

Glazing in walls enclosing stairway landings or within five feet of the bottom and top of stairways where the bottom edge of the glass is less than 60 inches above the floor

Note that "art glass" (leaded, faceted, carved or decorative) may be an acceptable alternative for safety glass due to its visibility. Also, a 1 1/2 inch wide protective bar on the accessible side of the glass placed 34 to 38 inches above the floor may serve as an acceptable substitute for safety glass.

A qualified contractor should evaluate and replace glass or make modifications if necessary and as per standard building practices.

Photo 4   Sidelight by front door.

Photo 16   Garage window not safety glass.

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37) Guardrails in some areas with drop-offs higher than 30 inches had gaps over 4". This is a safety hazard. Standard building practices require that they:

Be installed at drop-offs higher than 30 inches

Be securely and permanently attached

Be at least 36 inches in height

Not be climbable by children

Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.

Photo 21   Wide gaps in guardrail in garage.

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38) One or more interior doors have a keyed lockset or deadbolt installed (master bedroom). This is a safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Keyed locksets and/or deadbolts should be replaced as necessary with "privacy" locksets that don't require a key.

Photo 39   Keyed lockset in master bedroom.

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39) Graspable handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

Installed at stairs with three or more risers

Sized and shaped so your hand can encircle them

Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point

Continuous and extend for the entire flight of the stairs

Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary and as per standard building practices.

Photo 33

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40) Some interior doors were missing (master bath). A qualified person should repair or replace as necessary.

Photo 38   Door missing in master bathroom.

Structural Pest 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 five 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, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood destroying insects: No
Visible evidence of active wood decay fungi: Yes
Visible evidence of past wood destroying insects: Yes
Visible evidence of past wood decay fungi: Yes
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: Yes
Visible evidence of conditions conducive to wood destroying organisms: Yes
Location #A: Deck support posts

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41)   Evidence of past infestation of Anobiid wood boring beetles was found in the form of exit holes in the deck support posts. Recommend the following:

Consult with the property owner to determine the history of past infestations and treatment.

Have a qualified, state-licensed pest control operator evaluate further and treat as necessary.

Photo 12   Beetle exit holes on deck support post.

Photo 14   Overview showing location of beetle exit holes.

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FOLLOW-UP INSPECTION POLICY
Generally we discourage follow-up inspections for these reasons

1. Quality of repairs
If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible.

2. Pest inspections required for some follow-up inspections
On occasion, some follow-up inspections may require a complete, new structural pest inspection. Examples include:

Evaluating a crawl space after carpenter ant infestation was found

Evaluating numerous items throughout a structure after a significant amount of time has passed (original inspection in winter, follow-up in summer)

Our fees for follow-up inspections are as follows:

Follow-up inspection: $150

Follow-up inspections with a structural pest (WDO/WDI) inspection: $250

Additional charges usually apply for travel outside of Kitsap County

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SCOPE AND LIMITATIONS OF THIS INSPECTION
This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:

Crawl space areas less than 18 inches in height

Attic spaces less than 5 feet in height

Spaces under outdoor decks less than 5 feet high

Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.

Items not Included

1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts;
   
2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.);
   
3. Noise pollution or air quality in the area;
   
4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations;
   
5. Engineering level evaluations on any topic;
   
6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape);
   
7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind;
   
8. Any repairs which relate to some standard of interior decorating;
   
9. Cracked heat exchangers or similar devices in furnaces;
   
10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.;
    
11. Washers and dryers;
    
12. Circuit breaker operation;
    
13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;
    
14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues;
    
15. Evaluations involving destructive testing;
    
16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials;
    
17. Design problems and adequacy or operational capacity, quality or suitability;
    
18. Fireplace drafting;
    
19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection;
    
20. Any evaluation which would involve scraping paint or other wall coverings;
    
21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.);
    
22. Legal description of property such as boundaries, egress/ingress, etc.;
    
23. Quality of materials;
    
24. Conformance with plan specifications or manufacturers specifications;
    
25. Flood conditions or plains;
    
26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis.
    

As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for All Point Home Inspections to recommend any specific contractor.

Evaluations are made as to the present age, and remaining economic life of an item, i.e. water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.

Disclaimer
In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT.
THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION.

THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO ALL POINT HOME INSPECTIONS.