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.
Phone: (206) 898-9000 · (360) 394-1667
FAX: (360) 824-6940
521 NW Bovela Ln
Poulsbo WA 98370-8358
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# 00000000
||Saturday, March 24, 2012
This report published on Thursday, June 18, 2015 7:35:25 AM PDT
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 safety hazard|
|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|
|Monitor||Recommend monitoring in the future|
|Comment||For your information|
|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
3:00 PMTime finished:
5:30 PMPresent during inspection:
Client, RealtorClient present for discussion at end of inspection:
YesWeather conditions during inspection:
Dry (no rain)Temperature during inspection:
Dry (no rain)Overnight temperature:
CheckType of building:
Single familyBuildings inspected:
One houseNumber of residential units inspected:
1Age of main building:
1997Source for main building age:
ClientFront of building faces:
WestMain entrance faces:
Evidence of rodent infestation was found in the form of feces, dead rodents in the crawl space. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:http://www.cdc.gov/rodents/prevent_infestations/seal_up.htmlhttp://www.cdc.gov/rodents/prevent_infestations/trap_up.htmlhttp://www.cdc.gov/rodents/prevent_infestations/clean_up.html
Dead rat in crawl space.
Rat or mouse feces in crawl space.
Some areas and items at this property were obscured by furniture, stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.Condition of fences and gates:
Appeared serviceableFence and gate material:
Level, Moderate slopeCondition of driveway:
Appeared serviceableDriveway material:
Poured in place concreteCondition of sidewalks and/or patios:
Appeared serviceableSidewalk material:
Poured in place concreteCondition of deck, patio and/or porch covers:
Appeared serviceableDeck, patio, porch cover material and type:
Covered (Refer to Roof section)Condition of decks, porches and/or balconies:
Required repairs, replacement and/or evaluation (see comments below)Deck, porch and/or balcony material:
WoodCondition of stairs, handrails and guardrails:
Appeared serviceableExterior stair material:
Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
Soil was in contact with or too close to wooden deck or porch substructure components. This is a conducive condition for wood-destroying organisms. Numerous support posts were rotten. Clearances to soil should be as follows:
- 12 inches below beams
- 18 inches below joists
- 6 inches below support post bases and other wood components
Pressure treated wood is typically rated for 25 year contact with soil, but the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps. For other components, soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non-treated wood with treated wood, or installing borate-based products such as Impel rods may help to prevent infestation and damage. Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
Rotten support post at deck in back yard. Soil in contact with post.
Another rotten post.
Soil at base of support post.
Support posts in soil.
Wooden deck or porch surfaces and railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:http://www.google.com/search?q=penetrating+oil+deckshttp://www.google.com/search?q=deck+maintenance
Exterior and Foundation
The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.Condition of wall exterior covering:
Appeared serviceableApparent wall structure:
Wood frameWall covering:
Cement fiberCondition of foundation and footings:
Appeared serviceableApparent foundation type:
Crawl spaceFoundation/stem wall material:
Poured in place concreteFooting material (under foundation stem wall):
Poured in place concreteAnchor bolts or hold downs for seismic reinforcement:
InstalledShear panels for seismic reinforcement:
Caulk was deteriorated in some areas. For example, at siding-trim junctions. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf
Also, the exterior finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim are can be damaged by moisture with a failing finish. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person prep (e.g. clean, scrape, sand, prime, caulk) and repaint the building exterior where necessary. Any repairs needed to the siding or trim should be made prior to repainting.
Deteriorated caulk on south side.
Deteriorated caulk and paint on south side.
Deteriorated paint on south side.
Deteriorated paint on south side.
Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Vines were growing around and into vents on the east side. They should be pruned so as not to block the vents from opening.
Vines in vent cap, east side.
Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.Crawl space inspection method:
TraversedLocation of crawl space access point #A:
Hall closetCrawl space access points that were opened and viewed, traversed or partially traversed:
ACondition of floor substructure above crawl space:
Appeared serviceablePier or support post material:
Solid woodFloor structure:
Solid wood joistsCondition of insulation underneath floor above:
Appeared serviceableInsulation material underneath floor above:
Fiberglass roll or battCondition of vapor barrier:
Appeared serviceableVapor barrier present:
Yes, FullCondition of crawl space ventilation:
Required repairs, replacement and/or evaluation (see comments below)Ventilation type:
Unconditioned space, with vents
Ventilation for the crawl space was substandard. Vents were only visible on the east side, resulting in no cross-ventilation. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.
The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.Roof inspection method:
Viewed from ground with binoculars, Viewed from windowsCondition of roof surface material:
Appeared serviceableRoof surface material:
Asphalt or fiberglass composition shinglesRoof type:
GableApparent number of layers of roof surface material:
OneCondition of exposed flashings:
Appeared serviceableCondition of gutters, downspouts and extensions:
Appeared serviceableGutter and downspout material:
MetalGutter and downspout installation:
Extensions such as splash blocks or drain pipes for one or more downspouts were substandard. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
SE downspout should extend down into drain pipe.
Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-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://www.google.com/search?q=moss+on+roof
Moss on shingles.
Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to safety concerns about the roof configuration (steep and high), the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.
Attic and Roof Structure
The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.Attic inspection method:
Not inspected because access was blockedLocation of attic access point #A:
GarageCondition of roof structure:
Not determined (inaccessible or obscured)Roof structure type:
TrussesCondition of insulation in attic (ceiling, skylight chase, etc.):
Not determined (inaccessible or obscured)Ceiling insulation material:
Not determined (inaccessible or obscured)Approximate attic insulation R value (may vary in areas):
Not determined (inaccessible or obscured)Condition of roof ventilation:
Appeared serviceableRoof ventilation type:
Box vents (roof jacks), Open soffit vents
Attic access point(s) B were inaccessible because stored items were blocking. These areas were not evaluated and are excluded from this inspection.
Attic access hatch in garage.
Trailer parked below access hatch.
Garage or Carport
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.Type:
Attached, GarageCondition of garage:
Appeared serviceableType of door between garage and house:
Solid coreCondition of exterior entry doors:
Appeared serviceableExterior door material:
MetalCondition of garage vehicle door(s):
Appeared serviceableType of garage vehicle door:
SectionalNumber of vehicle doors:
2Condition of automatic opener(s):
Appeared serviceableCondition of garage floor:
Appeared serviceableCondition of garage interior:
Appeared serviceableGarage ventilation:
The wall-mounted control for one or more automatic garage vehicle door openers was less than 5 feet off the floor, or within reach of children. This is a safety hazard. Children should not be able to operate automatic garage vehicle door openers. A qualified person should relocate controls for door openers so they are at least 5 feet above floors and/or out of reach of children. For more information on garage door safety issues, visit:http://www.cpsc.gov/cpscpub/pubs/523.html
The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings or stored items are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke detectors is not determined as part of this inspection. Upon taking occupancy, proper operating of smoke and carbon monoxide detectors should be verified and batteries should be changed. Smoke detectors have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.Electric service condition:
Appeared serviceablePrimary service type:
UndergroundNumber of service conductors:
3Service voltage (volts):
120-240Estimated service amperage:
200Primary service overload protection type:
Circuit breakersService entrance conductor material:
Stranded aluminumMain disconnect rating (amps):
Not determined, not readily apparentCondition of main service panel:
Appeared serviceableLocation of main service panel #A:
GarageLocation of main disconnect:
Breaker at top of main service panelCondition of branch circuit wiring:
ServiceableBranch circuit wiring type:
Non-metallic sheathedSolid strand aluminum branch circuit wiring present:
None visibleSmoke detectors present:
Yes, but not testedCarbon monoxide detectors present:
One or more circuit breakers in panel(s) #A were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace circuit breakers and make repairs as necessary.
Broken circuit breaker.
Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. 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:http://www.google.com/search?q=old+smoke+alarms
Possible older smoke detector.
One or more exterior receptacle (outlet) covers were broken. This is a potential shock hazard. Recommend that a qualified person replace covers where necessary.
One or more "plug-in" type carbon monoxide detectors were found. CO detectors are recommended for homes with fuel-burning appliances and/or an attached garage. Because such CO detectors can be easily removed, recommend that the client verify that CO detectors haven't been removed upon taking occupancy. If removed, then recommend new CO detectors as necessary (normally one per living level and near bedrooms). For more information, visit:http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Plug-in CO detector.
One or more light fixtures were missing. Recommend that a qualified electrician repair or replace light fixtures as necessary.
Missing light fixture in dormer space.
One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Plumbing / Fuel Systems
The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.Condition of service and main line:
Appeared serviceableLocation of main water meter:
By streetLocation of main water shut-off:
Not determined (obscured, inaccessible or none found)Water service:
PublicWater pressure (psi):
58Service pipe material:
PlasticCondition of supply lines:
Appeared serviceableSupply pipe material:
CPVC plasticCondition of drain pipes:
Appeared serviceableDrain pipe material:
PlasticCondition of waste lines:
Appeared serviceableWaste pipe material:
PlasticLocation(s) of plumbing clean-outs:
Crawl spaceVent pipe condition:
Appeared serviceableVent pipe material:
PlasticCondition of fuel system:
Appeared serviceableVisible fuel storage systems:
NoneLocation of main fuel shut-off valve:
At gas meter
Water supply pipes in the crawl space were not insulated. Recommend insulating pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
Water supply pipe in crawl space with no insulation.
The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve in the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, find it yourself, or have a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.
Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.Condition of water heater:
Appeared serviceable, Near, at or beyond service lifeType:
Natural gasEstimated age:
1997Capacity (in gallons):
RheemWater temperature (degrees Fahrenheit):
138Location of water heater:
GarageCondition of burners:
Appeared serviceableCondition of venting system:
Appeared serviceableCondition of combustion air supply:
The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:http://www.cpsc.gov/CPSCPUB/PUBS/5098.pdf
The estimated useful life for most water heaters is 8-12 years. This water heater appeared 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, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Older water heater.
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 serviceableHeating type:
Forced airFuel type:
TraneLast service date:
11/28/07Source for last service date:
Label on heaterLocation of heating system:
GarageCondition of burners:
Appeared serviceableCondition of venting system:
Appeared serviceableCondition of combustion air supply:
Appeared serviceableCondition of distribution system:
Appeared serviceableDistribution system:
Ducts and registersCondition of controls:
Appeared serviceableCondition of air filters:
Appeared serviceableLocation of air filters:
At top of air handler
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
Also, the estimated useful life for most forced air furnaces is 15 to 20 years. This furnace may be near, at or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Older furnace, needs servicing.
Mineral deposits on equipment inside burner compartment.
One or more hangers supporting metal heating or cooling ducts were broken. This can result in loose or disconnected ducts, reduced energy efficiency, or increased moisture in unconditioned spaces. Normally metal ducts require support every three to six feet. A qualified person should make permanent repairs per standard building practices.
Broken support strap for heating/cooling duct.
Broken support strap for heating/cooling duct.
Cooling / Heat Pump
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:
TraneCondition of distribution system:
Appeared serviceableCondition of controls:
Not determined (system inoperable)Condition of air filters:
Appeared serviceableLocation of air filters:
At top of air handler
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.
Refrigerant line by outside unit.
Refrigerant line by inside unit.
The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Also, the estimated useful life for most air conditioning units is 15 to 20 years. This unit may be near, at or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Fireplaces, Stoves and Inserts
The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.Fan or blower installed in wood-burning fireplace or stove:
NoCondition of gas-fired fireplaces or stoves:
Appeared serviceableGas fireplace or stove type:
Fireplace, Direct vent flueFan or blower installed in gas-fired fireplace or stove:
NoCondition of chimneys:
Appeared serviceableChimney type:
The glass front on the gas fireplace had a hazy film. This is typically a mineral residue left from water vapor as the gas burns. It may be possible to clean this fogging by removing the glass from the fireplace and using a gas appliance ceramic glass cleaner, available through gas fireplace and stove distributors and installers. Ammonia-based products, such as common glass cleaners, should not be used since they can cause damage or etching to the glass, or make the haze permanent. It may be possible for a homeowner to remove the glass for cleaning, if the instructions for the fireplace are available and if the homeowner is experienced in such repairs. Consult with a qualified specialist for more information, or to have them do the cleaning.
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.Permanently installed kitchen appliances present during inspection:
Range, Dishwasher, Refrigerator, Under-sink food disposal, Microwave ovenCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of sinks and related plumbing:
Required repair, replacement and/or evaluation (see comments below)Condition of dishwasher:
Required repair, replacement and/or evaluation (see comments below)Condition of range, cooktop:
Appeared serviceableRange, cooktop type:
Natural gasCondition of refrigerator:
Appeared serviceableCondition of built:
The under-sink food disposal was noisy or vibrated excessively. Also water was leaking from the junction between the food disposal and the sink basing. A qualified contractor should repair or replace as necessary.
Leak where food disposal attaches to sink basin.
The hot and cold water supplies appeared to be reversed at the sink. Typically, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is typically supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but can result in accidental scalding. Recommend that a qualified plumber repair as necessary.
An air gap was installed for the dishwasher drain line, but the drain line was connected directly to the under-sink food disposal. Air gap devices prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Recommend that a qualified contractor repair so the dishwasher uses the high loop and air gap per standard building practices.
Dishwasher drain line.
Air gap, unused.
The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or that repairs be made by a qualified person if necessary.
Inoperable exhaust hood light.
The sink basin(s) were obscured by stored items or dishes and couldn't be fully evaluated.
Bathrooms, Laundry and Sinks
The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.Location #A:
Half bath, first floorLocation #B:
Full bath, second floorLocation #C:
Master bath, second floorCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of flooring:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of toilets:
Appeared serviceableCondition of bathtubs and related plumbing:
Appeared serviceableCondition of shower(s) and related plumbing:
Required repair, replacement and/or evaluation (see comments below)Condition of ventilation systems:
Required repair, replacement and/or evaluation (see comments below)Gas supply for laundry equipment present:
Yes240 volt receptacle for laundry equipment present:
The exhaust fan at location(s) #C was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
Fan inoperable in master bathroom toilet room.
The bathtub drain stopper mechanism at location(s) #B was missing. Recommend that a qualified person repair or replace as necessary.
The shower door handle at location(s) #C was loose. Recommend that a qualified person repair as necessary.
Loose handle at master bathroom shower.
The master bathroom shower handle dripped after the shower was operated. It may only drip for a short period of time as the water up to the shower head drains. Recommend monitoring this, and have a qualified plumber repair if necessary.
Master bathroom shower handle dripping after use.
The hot and cold water supplies were reversed at the shower at location(s) #C. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
Reverse plumbed handle at master bathroom shower.
Interior, Doors and Windows
The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.Condition of exterior entry doors:
Appeared serviceableExterior door material:
Fiberglass or vinyl, Sliding glassCondition of interior doors:
Required repair, replacement and/or evaluation (see comments below)Type of windows:
Vinyl, Multi-pane, SlidingCondition of walls and ceilings:
Appeared serviceableWall type or covering:
DrywallCeiling type or covering:
Drywall, Wood & beamCondition of flooring:
Appeared serviceableFlooring type or covering:
Carpet, Wood or wood productsCondition of stairs, handrails and guardrails:
One or more interior doors had a keyed lockset or deadbolt installed. 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.
Keyed lock, appeared to have been drilled out.
One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
A strut supporting the kitchen pantry shelves was resting on the crawl space access hatch. A qualified person should repair as necessary so the access hatch can be removed and replaced easily.
Support post for pantry shelving resting on crawl space access hatch.
The master bedroom door stuck shut after it was closed and latched. Some minor repairs are needed to prevent this from happening in the future.
Master bedroom door.
Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.
Wood Destroying Organism Findings
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:
NoVisible evidence of active wood decay fungi:
YesVisible evidence of past wood destroying insects:
NoVisible evidence of past wood decay fungi:
YesVisible evidence of damage by wood destroying insects:
NoVisible evidence of damage by wood decay fungi:
YesVisible evidence of conditions conducive to wood destroying organisms:
FOLLOW-UP INSPECTION POLICY
Generally we discourage follow-up inspections for these reasons1. 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
- 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;
- 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.);
- Noise pollution or air quality in the area;
- Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations;
- Engineering level evaluations on any topic;
- 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);
- Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind;
- Any repairs which relate to some standard of interior decorating;
- Cracked heat exchangers or similar devices in furnaces;
- 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.;
- Washers and dryers;
- Circuit breaker operation;
- 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;
- 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;
- Evaluations involving destructive testing;
- Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials;
- Design problems and adequacy or operational capacity, quality or suitability;
- Fireplace drafting;
- 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;
- Any evaluation which would involve scraping paint or other wall coverings;
- Heating system accessories (e.g. humidifiers, electronic air cleaners etc.);
- Legal description of property such as boundaries, egress/ingress, etc.;
- Quality of materials;
- Conformance with plan specifications or manufacturers specifications;
- Flood conditions or plains;
- 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.