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Custom Home Inspections
Inspector's email: firstname.lastname@example.org
Phone: (253) 677-5084
Inspector's phone: (253) 326-3892
627 24th Ave SW
Puyallup WA 98373-1458
Inspector: Mike Bartlett
Property Inspection Report
WASHINGTON STATE HOME INSPECTORS LICENSE #1026
||6801 E Tonia St
Tacoma WA 98404-4242
||Thursday, April 03, 2014
This report published on Thursday, April 03, 2014 11:47:50 AM PDT
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
|Safety||Poses a risk of injury or death|
|Major Defect||Correction likely involves a significant expense|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Minor Defect||Correction likely involves only a minor expense|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Monitor||Recommend monitoring in the future|
|Comment||For your information|
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
10:45Present during inspection:
Client, RealtorClient present for discussion at end of inspection:
Mike BartlettWeather conditions during inspection:
Dry (no rain)Temperature during inspection:
Dry (no rain)Overnight temperature:
CashType of building:
Single familyBuildings inspected:
One houseNumber of residential units inspected:
1Front of building faces:
WestMain entrance faces:
Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:http://www.epa.govhttp://www.cpsc.govhttp://www.cdc.gov
Microbial growths were found at one or more locations in the attic. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:http://www.cdc.gov/mold/http://www.epa.gov/mold/
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 retaining walls:
Appeared serviceableRetaining wall material:
Masonry blockSite profile:
LevelCondition of driveway:
Appeared serviceableCondition 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:
OpenCondition 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:
Fungal rot was found at one or more guardrail balusters. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.
One or more decks or porches were unstable due to missing or substandard bracing, or lack of attachment to main structure. This is a safety hazard since severe movement may cause the decks or porches to collapse. A qualified contractor should repair as necessary.
Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
Flashing appeared to be missing from above one or more deck or porch ledger boards, or could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a qualified contractor install flashing above ledger boards per standard building practices. For more information, visit:http://www.google.com/search?q=installing+a+ledger+boardhttp://www.google.com/search?q=building+a+safe+deck
One or more deck, patio and/or porch covers were unstable due to substandard bracing, lack of diagonal bracing, or lack of attachment to the main building. This is a safety hazard since severe movement may cause the cover to collapse. A qualified contractor should repair as necessary.
Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
Guardrails above retaining walls higher than 30 inches were missing. This is a safety hazard due to the risk of falling. At a minimum, the client should be aware of this hazard, especially when children are present. Recommend that a qualified contractor install or repair guardrails per standard building practices (e.g. minimum 3 feet high, no gaps wider than 4 inches, not climbable). Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.
Fungal rot was found in support posts, joists, beams at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
The driveway sloped down towards the garage or house. This can result in water accumulating in the garage, around building foundations or underneath buildings, and is a conducive condition for wood-destroying organisms. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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:
WoodCondition 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:
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.
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:
Building exteriorCrawl 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 serviceableCondition of crawl space ventilation:
Appeared serviceableVentilation type:
Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
- Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
- Improving perimeter grading
- Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
Cellulose material such as Cans was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
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.Age of roof surface(s):
10-15 years oldRoof inspection method:
TraversedCondition 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:
The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a qualified contractor attempt to issue a "5 year roof certificate."
The siding on one or more exterior walls was in contact with or too close to roof surfaces below. This is a conducive condition for wood-destroying organisms. There should be a gap of 1 1/2 to 2 inches between a roof surface and siding above. The gap is meant to prevent water from wicking up into the bottom edge of the siding and causing fugal rot, or damaging the siding. There may also be inadequate space for additional layers of roofing materials in the future. Recommend that a qualified contractor repair per standard building practices. For example, by trimming the siding.
composition shingles were cracked, broken. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Extensions such as splash blocks or drain pipes for one or more downspouts were missing, poorly sloped. 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.
Alligatoring, crazing, fissures and/or cracks were found in one or more areas of the flat or low-slope roof surface. This is often caused by exposure to ultraviolet light (the sun), and eventually results in water penetrating the underlying roof membrane and causing leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.
There is a torch down roof that is used to transition from the comp roof to the deck covering on front porch.
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
One or more sections of the roof sheathing was moisture stained and appeared to be rotted. Recommend further evaluation and or repairs by a licensed roofing contractor. South East Side of house.
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:
Viewed from hatch(es), TraversedLocation of attic access point #A:
Bedroom closet, first floorLocation of attic access point #B:
Bedroom closet, second floorLocation of attic access point #C: Attic access points that were opened and viewed, traversed or partially traversed:
A, BCondition of roof structure:
Appeared serviceableRoof structure type:
TrussesCondition of insulation in attic (ceiling, skylight chase, etc.):
Appeared serviceableCeiling insulation material:
Fiberglass loose fill, Fiberglass roll or battApproximate attic insulation R value (may vary in areas):
Not determined (inaccessible or obscured)Vapor retarder:
None in some areasCondition of roof ventilation:
Appeared serviceableRoof ventilation type:
Box vents (roof jacks), Gable end vents, Open soffit vents
One or more sections of the roof structure appeared to have substandard ventilation, there were too few vents. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
One or more exhaust fan ducts in the attic were not attached to a vent hood or cap. As a result, conditioned air will enter the attic when the fan is operated. Ducts terminating near an attic vent but without a dedicated vent hood or cap will likely blow conditioned air back into the attic. This can result in excessive moisture in the attic. Recommend that a qualified contractor repair per standard building practices, so exhaust fan ducts are permanently fastened to vent hoods or caps.
One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the attic were not insulated. This can result in moisture forming inside the duct or "sweating" on the outside of the duct depending on the surrounding air temperature and the exhaust air temperature. Recommend that a qualified person install insulation on exhaust ducts per standard building practices (typically R-4 rating), or replace uninsulated ducts with insulated ducts.
What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.
Garage or Carport
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.Type:
AttachedCondition of garage:
Appeared serviceableType of door between garage and house:
Solid core, WoodCondition of garage vehicle door(s):
Appeared serviceableType of garage vehicle door:
SectionalNumber of vehicle doors:
2Condition of automatic opener(s):
Appeared serviceableMechanical auto-reverse operable (reverses when meeting reasonable resistance during closing):
YesCondition of garage floor:
Appeared serviceableCondition of garage interior:
Appeared serviceableGarage ventilation:
One or more gaps, holes, areas with missing or substandard surface materials were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:http://www.google.com/search?q=attached+garage+fire+resistance
One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor door(s) as necessary.
One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the Garage were not insulated. This can result in moisture forming inside the duct or "sweating" on the outside of the duct depending on the surrounding air temperature and the exhaust air temperature. Recommend that a qualified person install insulation on exhaust ducts per standard building practices (typically R-4 rating), or replace uninsulated ducts with insulated ducts.
The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.Electric service condition:
Appeared serviceablePrimary service type:
UndergroundNumber of service conductors:
3Service voltage (volts):
120-240Estimated service amperage:
Not determined (components inaccessible or obscured)Primary service overload protection type:
Circuit breakersMain disconnect rating (amps):
Not applicable, no single main disconnectSystem ground:
Ground rod(s) in soilCondition of main service panel:
Appeared serviceableLocation of main service panel #A:
GarageCondition of branch circuit wiring:
ServiceableBranch circuit wiring type:
Non-metallic sheathedSolid strand aluminum branch circuit wiring present:
None visibleSmoke alarms installed:
Yes, but not testedCarbon monoxide alarms installed:
No, recommend install
One or more electric receptacles (outlets) at the kitchen, bathroom(s), garage, exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
- Outdoors (since 1973)
- Bathrooms (since 1975)
- Garages (since 1978)
- Kitchens (since 1987)
- Crawl spaces and unfinished basements (since 1990)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
For more information, visit:http://www.cpsc.gov/cpscpub/pubs/099.pdf
Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
One or more receptacles (outlets) were installed directly above electric baseboard heaters. This was a common practice in the past, but insulation on appliance cords in contact with the heater(s) can be damaged by heaters. This is a shock and fire hazard. Recommend that a qualified electrician make repairs or modifications as necessary. For example, by converting receptacles to junction boxes, moving receptacles and/or moving baseboard heaters.
Smoke alarms were missing from bedrooms, on one or more levels. Additional smoke alarms should be installed as necessary so a functioning detector exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:http://www.cpsc.gov/cpscpub/pubs/5077.html
One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken or substandard. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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
No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
The outlet to the left of the fireplace.
A "split bus" panel was installed as a main service panel. On such panels there is no single main disconnect switch to turn the power off. Instead, all breakers labeled "main" or "sub-main" (usually those on the upper half of the panel) must be turned off to turn all power off. These panels are common, but are no longer installed. The client should familiarize themselves with the operation of this panel and the procedure for turning all the power off in the event of an emergency. Consult with an electrician if necessary. Please see any other comments in this report related to the panel's legend.
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 determine 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:
PublicService pipe material:
Not determined (inaccessible or obscured)Condition of supply lines:
Appeared serviceableSupply pipe material:
Copper, Galvanized steelCondition of drain pipes:
Appeared serviceableDrain pipe material:
Plastic, Galvanized steelCondition of waste lines:
Appeared serviceableWaste pipe material:
Plastic, Galvanized steelLocation(s) of plumbing clean-outs:
Crawl spaceVent pipe condition:
Appeared serviceableVent pipe material:
PlasticSump pump installed:
NoSewage ejector pump installed:
NoType of irrigation system supply source: Condition of fuel system:
Stains were found in one or more sections of drain, waste lines, but no active leaks were found near the stains. This may indicate that past leaks have occurred. Consult with the property owner about this, and either monitor these areas in the future for leaks or have a qualified plumber evaluate and repair as necessary.
One or more leaks were found in drain pipes or fittings. A qualified plumber should evaluate and repair as necessary.
Based on worn or newer waste clean-out caps, or other findings noted in this report, or information provided to the inspector, the waste lines may have a history of clogging. Significant repairs may be needed. If on a public sewer system, the property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Consult with the property owner regarding past repairs to these lines. Recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Note that repairs are often expensive due to the need for excavation.
One or more hose bibs (outside faucets) were not evaluated due to their being winterized with covers. They are excluded from this inspection.
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:
4 years oldCapacity (in gallons):
50Temperature-pressure relief valve installed:
General ElectricLocation of water heater:
GarageHot water temperature tested:
YesWater temperature (degrees Fahrenheit):
The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.
Significant corrosion or rust was found at the supply pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
Heating, Ventilation and Air Condition (HVAC)
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).General heating system type(s): Condition of electric heaters (not forced air):
Appeared serviceableElectric heater type (not forced air):
BaseboardCondition of controls:
One or more electric baseboard heaters were inoperable. Recommend that a qualified electrician repair or replace as necessary.
Dirt or lint had accumulated on the fins of one or more electric baseboard heaters. This is a potential fire hazard. Recommend that a qualified person clean heaters as necessary. Note that the power to heaters must be turned off at the electric panel before cleaning them.
Fireplaces, Stoves, Chimneys and Flues
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.Condition of wood-burning fireplaces, stoves:
Appeared serviceableWood-burning fireplace type:
MasonryCondition of chimneys and flues:
Appeared serviceableWood-burning chimney type:
A significant amount of creosote or burning by-products (ash, soot, etc.) was visible in one or more chimneys. This is a potential fire hazard and a sign that chimney system maintenance has been deferred. The client should be aware that the type and quality of wood burned, and the moisture content of the wood, will affect the rate at which burning by-products accumulate in the chimney. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair if necessary.
No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:http://www.csia.org/
One or more fireplace dampers were severely corroded. Recommend that a qualified contractor repair or replace dampers as necessary.
Mortar at the brick chimney was deteriorated (e.g. loose, missing, cracked). As a result, water is likely to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary. For example, by repointing the mortar.
Significant amounts of ash or fire materials were present in one or more fireplace or wood stove fireboxes. As a result, the inspector was unable to fully view or evaluate the firebox(es) and/or components inside (e.g. firebrick, metal liner, log lighter). These components are excluded from this inspection.
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, Oven, Refrigerator, Under-sink food disposalCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of under-sink food disposal:
Appeared serviceableCondition of dishwasher:
N/A (none installed)Condition of range, cooktop:
Appeared serviceableRange, cooktop type:
ElectricCondition of refrigerator:
Appeared serviceableCondition of built:
N/A (none installed)Condition of hot water dispenser:
N/A (none installed)Condition of trash compactor:
N/A (none installed)
An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles at the front of the hood not being installed, or a problem with the duct. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as necessary.
One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.
The sink had minor wear, blemishes or deterioration.
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:
Full bath, first floorLocation #B:
Laundry room/area, first floorLocation #C:
Half bath, first 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:
Appeared serviceableCondition of ventilation systems:
Appeared serviceableBathroom ventilation type:
with individual exhaust ductsGas supply for laundry equipment present:
No240 volt receptacle for laundry equipment present:
The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the subfloor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
The laundry room didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor install an exhaust fan per standard building practices.
The bathroom at location (A) has elevated moisture levels detected in floor surrounding toilet and tub. Recommend further evaluation.
Water was leaking at the sink faucet base or handles at location(s) #C. Recommend that a qualified plumber repair as necessary.
Gaps, no caulk, or substandard caulking were found between the bathtub and the floor at location(s) #A. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Tile and/or grout in the bathtub surround at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
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 serviceableCondition of interior doors:
Appeared serviceableCondition of windows and skylights:
Appeared serviceableType(s) of windows:
Vinyl, Metal, Multi-pane, Single-pane, Sliding, FixedCondition of walls and ceilings:
Appeared serviceableWall type or covering:
DrywallCeiling type or covering:
DrywallCondition of flooring:
Appeared serviceableCondition of concrete slab floor(s):
Appeared serviceableFlooring type or covering:
Carpet, Vinyl, linoleum or marmoleumCondition of stairs, handrails and guardrails:
A trip hazard was noted going down stairs into garage. Recommend applying a transition piece.
One or more handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
Some ceilings in this structure had ceiling texture possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.
In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit:http://www.cpsc.gov/CPSCPUB/PUBS/453.html
One or more exterior doors were difficult to open or close. Recommend that a qualified person repair as necessary.
Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
One or more walls were cracked, had substandard repairs. Recommend that a qualified person repair as necessary.
Trim or jambs around one or more exterior doors was damaged, deteriorated. Recommend that a qualified person repair, replace or install as necessary.
Back door off laundry room.
Weatherstripping around one or more exterior doors was deteriorated, missing. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.
Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:http://www.google.com/search?q=elastic+crack+cover
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.