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

 

Full General Home Inspection and Structural Pest Inspection
WA State Dept. Agriculture ICN# XXXXXXXXXX
Client(s): XXXXXXX XXXXXXX-XXXXXXX
Property address: XXXXXXX XXXXX XX
XXXXXXXXX, WA
Inspection date: Tuesday, June 12, 2007
This report published on 9/2/2007 9:35:43 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:
SafetyPoses a risk of injury or death 
Major defectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor defectCorrection only involves a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
WDO/WDI InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
WDO/WDI DamageDamage 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.) 

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

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Structural Pest Findings
 
General Information Return to table of contents
Report number: XXXXXXXXX
Time started: 10:00 AM
Time finished: 12:30 PM
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Inspection fee: $XXX
Type of building: Single family
Buildings inspected: One house
Age of building(s): 1941
Source for building age: Client
Front of building faces: South
Main entrance faces: South
Occupied: No
Property owner's name: XXXXXXXX XXXXXXXX

1)   Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood, Chain link
Condition of retaining walls: Appeared serviceable
Retaining wall material: Concrete
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
2)   Bench seating was permanently installed at some perimeter deck areas with drop-offs higher than 30 inches. This is a safety hazard due to the risk of falling when someone (especially children) is standing on the seating. Recommend having a qualified person evaluate and repair as necessary to eliminate the fall hazard. For example, by removing or moving the seating, or extending the guardrail height.

Photo 7   		 
3)   One or more retaining walls higher than three feet were found on this property and guardrails or barriers were missing. This is a safety hazard due to the risk of falling. A qualified contractor should install or repair guardrails as necessary above retaining walls higher than 3 feet to eliminate fall hazards.

Photo 2   		 
4)   Handrails at one or more flights of stairs were missing or ungraspable. 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 5  
    Photo 6  
    5)   Perimeter pavement sloped towards building in one or more areas (east side). This can result in water accumulating around the building foundation. Recommend having a qualified contractor evaluate and make repairs as necessary so perimeter pavement slopes down and away from the structure.

    Photo 15       		 
    6) 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 9       		 
    7)   Some retaining wall sections were obscured by vegetation and couldn't be fully evaluated.

    Photo 4       		 
    8)   Minor cracks, settlement, heaving and/or deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
    9)   All areas of the decks' substructure were inaccessible due to lack of access from permanently installed skirting and vegetation. These areas couldn't be evaluated and are excluded from the inspection.
     
    Exterior / Foundation Return to table of contents
    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: Unfinished basement, Finished basement
    Foundation material: Poured in place concrete
    Footing material: Not determined
    Anchor bolts for seismic reinforcement: Not determined
    Shear panels for seismic reinforcement: Not determined
    Condition of floor substructure: Appeared serviceable
    Pier or support post material: Bearing wall
    Floor structure: Solid wood joists
    Condition of the basement: Required repair and/or evaluation (see comments below)
    10) The basement floor drain was clogged and should be cleared, repaired or replaced as necessary by a qualified contractor.

    Photo 22       		 
    11) Elevated moisture levels were found in one or more basement walls (south side) with what appeared to be mold. A qualified contractor should evaluate and repair as necessary. Note that with further evaluation, more damage may be found, requiring additional repairs.

    Photo 47  
    Photo 48  
    12) 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 13       		 
    13) One or more minor cracks (1/8 inch or less) were found in the foundation (in garage). These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

    Photo 52       		 
    14) The exterior finish in some areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

    Photo 11       		 
     
    Roof / Attic Return to table of contents
    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
    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
    Ceiling insulation rating: Not determined
    Roof ventilation: None visible
    15) 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 3       		 
    16) What was likely an attic at some point appeared to have been converted into a finished living space with sloping or "cathedral" ceilings. Adequate ventilation for the roof structure doesn't appear to have been installed. For roof structures and ceilings of this configuration, standard building practices require that vents be installed near the top of the roof (ridge vents), and near the bottom (soffit vents). Channels that allow air to flow from the lower vents to the higher vents should be unobstructed, and large enough to effectively vent moisture. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. A qualified contractor should evaluate and repair as necessary so ventilation and insulation are installed as per standard building practices.
    17) 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.
    18) Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
    http://bryophytes.science.oregonstate.edu/page24.htm

    Photo 19       		 
    19) 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       		 
    20)   No accessible attic spaces were found or inspected at this property.
     
    Garage / Carport Return to table of contents
    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: Appeared serviceable
    Type of garage: Solid core
    Condition of garage vehicle door(s): Not determined
    Garage vehicle door type: Folding
    Number of vehicle doors: 1
    Condition of garage floor: Appeared serviceable
    Condition of garage interior: Required repair or evaluation (see comments below)
    21)   The ceilings and walls between the attached garage and interior living spaces had 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 49  
    Photo 50  
    22)   The vehicle door couldn't be fully evaluated because it was padlocked.
     
    Electric Return to table of contents
    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: Overhead
    Number of service conductors: 3
    Service voltage (volts): 120
    Service amperage (amps): 60 or 100 amps, depending on the meter base
    Primary service overload protection type: Circuit breakers
    Main disconnect rating (amps): Not applicable, no single main disconnect
    System ground: Cold water supply pipes
    Condition of main service panel: Appeared serviceable
    Location of main service panel #A: Basement
    Location of main disconnect: Top bank of breakers in main service panel (split bus)
    Circuit breakers that were in the "off" position: Old water heater breaker
    Branch circuit wiring type: Nonmetallic sheathed
    Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
    Solid strand aluminum branch circuit wiring present: None visible
    Smoke detectors present: Yes
    Carbon monoxide detectors present: No
    Smoke detector power source: Not determined
    23)   The service drop wire insulation was frayed and/or deteriorated in one or more areas. The utility company should evaluate and make repairs or replace wires as necessary.

    Photo 17       		 
    24)   The service drop wires were less than 10 feet above ground or walkways. This is a safety hazard due to the risk of shock. The utility company should evaluate and repair as necessary.

    Photo 16       		 
    25)   Non-metallic sheathed wiring was routed in one or more areas (in garage) so it is loose, and subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.

    Photo 51       		 
    26)   One or more (for the fridge) electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Photo 54       		 
    27)   Relatively few electric receptacles were installed in some areas. For example, on the third floor. This can result in "octopus" wiring with extension cords, which is a fire hazard. A qualified electrician should evaluate and install additional receptacles as necessary and as per standard building practices.
    28)   Many open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

    Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
    29)   One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s), exterior. 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
    30)   The light fixture at one or more sets of stairs with living spaces at both ends was controlled by a single switch at one end. This is a safety hazard due to inadequate lighting. The light should be controlled by three-way switches at the top and bottom of the stairs so it can be easily operated on both floors. A qualified electrician should evaluate and make repairs as necessary.

    Photo 30       		 
    31)   Lamp holders or light fixtures with fully or partially exposed bulbs were installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.

    Photo 38       		 
    32)   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.
    33)   Smoke detectors were missing from bedrooms, on one or more levels. 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

    Photo 34       		 
    34)   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
    35)   One or more screws were missing from the cover to panel #A and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
    36)   Some cover plates on receptacle, switch boxes were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

    Photo 29       		 
    37)   The electric service to this property appeared to be rated at substantially less than 200 amps, and may be inadequate for the client's needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
    38)   One or more electric receptacles appeared to have no power. For example, two at exterior. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

    Photo 10       		 
    39)   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. For example, front porch light.
     
    Plumbing / Fuel Systems Return to table of contents
    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: Under metal hatch by street
    Location of main water shut: Not located
    Water service: Public
    Water pressure (psi): 45 psi
    Service pipe material: Not determined
    Condition of supply lines: Beyond service life
    Supply pipe material: Galvanized steel, CPVC
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Galvanized steel
    Condition of fuel system: Appeared serviceable
    Location of main fuel shut: Valve at gas meter on north side
    40)   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 14       		 
    41)   The inspector was not able to find the main water shut-off valve. The client should consult with the property owner to determine if a shut-off valve exists, find it themselves, or hire a qualified plumber if necessary to find it. If no shut-off valve is found for the structure, then recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts.
     
    Water Heater Return to table of contents
    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: Not determined
    Type: Tank
    Estimated age: 1994
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: A.O. Smith
    Location of water heater: Basement
    Condition of burners: Not determined
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    42)   No water supply shut-off valve was visible for the water heater. A shut-off valve allows the supply to the water heater to be turned off when the water heater needs repair or replacement, while allowing the remainder of the plumbing system to be operable (toilets, sinks, etc.). Recommend having a qualified, licensed plumbing contractor determine if a water supply shut-off valve exists, and install one if it is missing.
    43)   The temperature-pressure relief valve was leaking. A qualified plumbing contractor should replace this valve.

    Photo 24       		 
    44)   This water heater was not fully evaluated because the following condition(s) existed: local gas shut-off turned off, pilot light off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the appliance is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
    45)   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.
     
    Heating Return to table of contents
    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: Not determined
    Location of heating system: Basement
    Heating type: Forced air
    Fuel type: Natural gas
    Manufacturer: Arcoaire
    Last service date: 10/28/04
    Source for last service date: Label on heater
    Condition of burners: Not determined
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Required repair, replacement and/or evaluation (see comments below)
    Distribution system: Ducts and registers
    Condition of controls: Required repair, replacement and/or evaluation (see comments below)
    Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
    Location of air filters: At base of air handler
    46)   What appeared to be asbestos was visible on ductwork. It was significantly deteriorated in some areas, and if it was asbestos, it may pose a health hazard and require abatement. Recommend having this material tested at a qualified lab. If the material is found to contain asbestos, recommend consulting with a qualified asbestos abatement contractor or industrial hygienist. For information on asbestos hazards in the home, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/453.html

    Photo 25  
    Photo 53  
    47)   The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
    48)   Hold-down devices for one or more air filters were missing. As a result, unfiltered air will flow through the system, and the equipment life and the indoor air quality may be reduced. A qualified person should evaluate and make repairs as necessary, such as repairing or installing guides or hold-down devices so filter(s) are securely installed with minimal gaps at edges.

    Photo 26       		 
    49)   The furnace fan function would not turn on via the thermostat control. This should be evaluated and repaired if necessary.
    50)   This heating system was not fully evaluated because the following condition(s) existed for the furnace: local gas shut-off turned off, pilot light off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
     
    Fireplaces / Stoves / Chimneys Return to table of contents
    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.
    Condition of fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
    Location #A: Living room
    Location #B: Chimney for furnace and water heater
    Fireplace type: Masonry
    Stove type: Insert
    Fuel type: Natural gas
    Condition of chimneys: Required repair, replacement and/or evaluation (see comments below)
    Chimney type: Masonry
    51)   The chimney at location #A showed moderate evidence of leaning. Chimney(s) may need bracing, or in some extreme cases, removal. A qualified contractor should evaluate and repair or replace as necessary.

    Photo 12  
    Photo 45  
    52)   Mortar and crowns are deteriorated at both chimneys. Recommend having a qualified contractor evaluate and repair as necessary. For example, repointing mortar and repairing or replacing crowns.

    Photo 20  
    Photo 21  
    53)   The gas fireplace insert at location #A was not fully evaluated because no controls were found. Also, it's likely that the gas valve and/or pilot light were turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections.
     
    Kitchen Return to table of contents
    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 dishwasher: Required repair, replacement and/or evaluation (see comments below)
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Natural gas
    Condition of refrigerator: Appeared serviceable
    54)   Water leaked from the dishwasher's air gap device when it was operated. Debris may be clogging the drain line. A qualified person should evaluate and repair as necessary.

    Photo 27       		 
    55)   No exhaust hood or fan was installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.

    Photo 35       		 
    56)   The stove has no broiler.

    Photo 36       		 
     
    Bathrooms / Laundry / Sinks Return to table of contents
    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: Main full bath
    Location #B: Laundry area
    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 shower(s) and related plumbing: Appeared serviceable
    Condition of ventilation systems: Appeared serviceable
    57)   The clothes dryer was equipped with a vinyl, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 32       		 
    58) Minor deterioration or damage was found in the tiled shower enclosure, including loose, missing tile, grout. A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed.

    Photo 31       		 
    59)   The sink at location #B is loose, or not securely attached to the wall behind it. A qualified person should repair as necessary.

    Photo 23       		 
     
    Interior Rooms / Areas Return to table of contents
    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: Metal, Glass
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Vinyl, Wood, Single pane, Multi, Single hung
    Condition of windows: Appeared serviceable
    Wall type or covering: Plaster
    Condition of walls: Required repairs, replacement and/or evaluation (see comments below)
    Ceiling type or covering: Plaster
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Vinyl, Wood
    Condition of flooring: Appeared serviceable
    60)   The inspector was unable to verify that the glass used in some windows and interior door(s) 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 8  
    Photo 37  
    61)   Guardrails in some areas with drop-offs higher than 30 inches were missing. 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 33       		 
    62)   One or more exterior doors have deadbolts installed with no handle, and require a key to open them from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on exterior doors in rooms with no other adequate egress nearby.

    Photo 41       		 
    63)   Handrails at one or more flights of stairs were incomplete, and not continuous. 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 28       		 
    64)   Some interior doors wouldn't latch, were sticking (bathroom door). A qualified person should evaluate and repair as necessary.
    65)   Some windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary.

    Photo 40       		 
    66)   Water damage was found in the west wall of the living room below the window. A qualified contractor should evaluate and repair as necessary.

    Photo 44  
    Photo 46  
    67)   Glass in some windows was cracked or broken. A qualified contractor should replace glass where necessary.

    Photo 39       		 
    68)   Significant damage (holes, etc.) were found in one or more wall sections. A qualified person should repair as necessary.

    Photo 42       		 
    69)   Some windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.
    70)   Screens in some windows were missing.

    Photo 43       		 
     
    Structural Pest Findings Return to table of contents
    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: No
    Visible evidence of past wood destroying insects: No
    Visible evidence of past wood decay fungi: No
    Visible evidence of damage by wood destroying insects: No
    Visible evidence of damage by wood decay fungi: No
    Visible evidence of conditions conducive to wood destroying organisms: Yes
     
    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



    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.