Website: http://www.allpointinspections.com
Email: info@allpointinspections.com
Phone: (360) 394-1667
19408 Langaunet Ln. NE 
Poulsbo, WA 98370
Inspector: Jim Gallant

Summary Page

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 summary page published on 9/2/2007 9:24:56 AM PDT

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

 

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

1) Grounds:   - 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:

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

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.
3) Grounds: - 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.
4) Grounds: - 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.
5) Exterior / Foundation: - 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.
6) Exterior / Foundation: - 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.
7) Exterior / Foundation: - 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.
8) Exterior / Foundation: - 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.
9) Roof / Attic: - 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
10) Roof / Attic:   - 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.
11) Roof / Attic:   - No insulation was installed at the attic access hatch. Recommend installing insulation at hatch for better energy efficiency. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf
12) Roof / Attic:   - 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
13) Roof / Attic: - 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.
14) Roof / Attic: - 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.
16) Garage / Carport:   - 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.
17) Garage / Carport:   - 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.
18) Garage / Carport:   - 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.
19) Electric:   - 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.
20) Electric:   - 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
21) Electric:   - 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.
22) Electric:   - 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
23) Electric:   - 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
24) Electric:   - 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.
25) Plumbing / Fuel Systems:   - 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
26) Plumbing / Fuel Systems:   - 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:

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
27) Plumbing / Fuel Systems:   - 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.
28) Water Heater:   - 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
30) Cooling / Heat Pump:   - 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.
31) Fireplaces / Stoves / Chimneys:   - 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
32) Fireplaces / Stoves / Chimneys:   - The spark screen for the chimney flue opening at location #B was missing. Screens prevent the following:

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

A qualified person should install or replace screening, or make repairs as necessary.
33) Fireplaces / Stoves / Chimneys:   - The rain cap for the chimney flue at location #B was . They prevent the following:

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.
34) Kitchen:   - 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.
35) Bathrooms / Laundry / Sinks:   - The shower wand in the master bath tub leaks and should be repaired or replaced
36) Interior Rooms / Areas:   - 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:

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
37) Interior Rooms / Areas:   - 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:

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.
38) Interior Rooms / Areas:   - 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:

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

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.
41) Interior Rooms / Areas:   - Some interior doors were missing (master bath). A qualified person should repair or replace as necessary.