This report published on Tuesday, November 6, 2018 9:28:28 PM PDT
This report is the exclusive property of Ground Up Inspection Service L.L.C and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
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 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 https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Ground condition: Damp
Recent weather: Dry (no rain)
Overnight temperature: Cool
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 1986
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: No
1) Comment - 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. The inspector may offer testing if accessible and available to do so. Typically, this testing is performed by a lab and may take time to receive results. Note that additional fees apply for this testing. For information on lead, asbestos and other hazardous materials in homes consult with your Home Inspector and visit: http://www3.epa.gov/ http://www.cpsc.gov/ http://www.cdc.gov/
Limitations: 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: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
Site profile: Minor slope
Condition of driveway: Minor deterioration
Driveway material: Poured in place concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: No defects noted at time of inspection
Exterior stair material: Wood
2) Safety, Repair/Maintain - Boards at the top two steps at the front porch were loose. This is a potential fall hazard. Recommend that a qualified person secure or repair as necessary.
Photo 2-1
3) Repair/Replace - The rear deck beam was substandard. The beam did not extend the full length of the joists. The deck was uneven as a result. Recommend that a qualified contractor evaluate and repair as necessary. For example, by replacing the beam with one of adequate size and span.
Photo 3-1 Photo 3-2
4) Repair/Maintain - The fence was deteriorated and rot in areas. Recommend that a qualified person repair or replace the fence as necessary.
Limitations: 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: No defects noted at time of inspection
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: No defects noted at time of inspection
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
Anchor bolts or hold downs for seismic reinforcement: Installed
5) Repair/Replace - The dryer exhaust duct end cap was missing. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause the clothes dryer to overheat and can pose a fire hazard. Recommend that a qualified person install a cap/hood as necessary.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; 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: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: Multiple
Condition of exposed flashings: Near, at or beyond service life
Condition of gutters, downspouts and extensions: No defects noted at time of inspection
Gutter and downspout installation: Full
6) Repair/Replace - Two rubber or neoprene pipe flashings was split/deteriorated. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace flashings where necessary.
Photo 6-1 Photo 6-2
Photo 6-3 Photo 6-4
7) Repair/Replace - An extension, such as a splash block or drain pipe for one downspout was missing at the NE corner. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install an extension as necessary so rainwater drains away from the structure.
Photo 7-1
8) Repair/Maintain - Barge boards, which are the trim boards at gable ends of roofs, were exposed at their lower ends and subject to rot from exposure to rain runoff. This is a conducive condition for wood-destroying organisms. Shingles or flashing should be installed over them to prevent rot. Recommend that a qualified person install shingles or flashing over exposed barge boards where missing and per standard building practices.
Photo 8-1
9) Repair/Maintain - The gutter appeared to be leaking above the front porch. Recommend that a qualified person repair the gutter as necessary.
Photo 9-1 Photo 9-2
10) Maintain - Significant amounts of debris have accumulated in the gutters. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo 10-1
11) Maintain - Debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
Photo 11-1
12) Maintain - A large tree overhung the roof surface. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface if/as possible. Typically 10 feet clearance is recommended.
Photo 12-1
13) Comment - The composition roof surface appeared to have two layers of shingles. Additional layers of composition shingles typically last only 75-80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing.
Limitations: 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 (such as the refrigerator) are inaccessible and excluded from this inspection. The inspector does make every attempt to adequately operate and report the findings of these items when applicable.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal, Hot water dispenser
Condition of counters: Normal wear
Condition of cabinets: Normal wear
Condition of sinks and related plumbing: No defects noted at time of inspection
Condition of under-sink food disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Near, at or beyond service life
Condition of range, cooktop or oven: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop, ducted to exterior
Condition of refrigerator: Not determined, Not plugged in
Condition of built-in microwave oven: N/A (none installed)
Condition of hot water dispenser: Confirmed normal operation
15) Safety, Repair/Maintain - A bushing was missing for the under-sink food disposal's electric wiring. Insulation on the wiring can get damaged where wires are routed through holes in the under-sink food disposal's metal housing. This is a potential shock hazard. Recommend that a qualified electrician install a bushing per standard building practices.
Photo 15-1 Photo 15-2
16) Repair/Replace - 2 cooktop burners were inoperable. Recommend that a qualified specialist repair the burners as necessary.
Photo 16-1
17) Repair/Maintain - The air gap was not connected for the dishwasher drain. An air gap is a device that makes the drain line non-continuous and prevents waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Recommend that a qualified contractor connect the air gap per standard building practices.
Photo 17-1 Photo 17-2
18) Repair/Maintain - The dishwasher bottom rack was damaged/deteriorated. Recommend that a qualified person replace the rack as necessary.
Photo 18-1
19) Repair/Maintain - One cooktop control knob was loose. Recommend that a qualified person repair or replace the control knob as necessary.
Limitations: 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 #1: Full bath
Condition of counters: Normal wear
Condition of cabinets: Normal wear
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: No defects noted at time of inspection
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: No defects noted at time of inspection
Condition of shower(s) and related plumbing: No visual defects noted at time of inspection
Condition of ventilation systems: No defects noted at time of inspection
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
20) Repair/Replace, Evaluate - Elevated moisture levels were detected in the flooring near the base of the toilet. Recommend that a qualified contractor evaluate and repair as necessary. For example, by removing the toilet, making repairs to the sub-floor if necessary, replacing flooring if necessary, and installing a new wax ring when the toilet is reinstalled.
Photo 20-1 Photo 20-2
21) Repair/Replace - A significant amount of water came out of the bathtub spout when the shower at was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result. The diverter handle was also broken. Recommend that a qualified plumber replace the diverter valve/spout as necessary.
Limitations: 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: No visual defects noted at time of inspection
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Metal, Multi-pane
Condition of walls and ceilings: No defects noted at time of inspection
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Vinyl, linoleum or marmoleum, Laminate
22) Safety, Repair/Replace - Multiple windows would not latch and relied solely on the slide lock and/or were missing slide locks. This is a security hazard. Recommend that a qualified contractor repair or replace the windows as necessary.
Photo 22-1
23) Repair/Replace, Evaluate - Staining was visible between multi-pane glass in one living room window. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair or replace the window as necessary. Usually, this means replacing the glass in window frames.
Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
Photo 23-1
24) Repair/Replace - The bathroom interior door was damaged. Recommend that a qualified person replace the door as necessary.
Photo 24-1
25) Repair/Replace - Laminate flooring in front of the dishwasher in the kitchen was damaged. Apparently from moisture. However, no elevated moisture levels were detected at the time of inspection. Recommend that a qualified contractor replace the flooring as necessary.
Photo 25-1 Photo 25-2
26) Repair/Maintain - The master bedroom sliding closet doors were off track and difficult to slide. Recommend that a qualified person adjust or repair as necessary.
Photo 26-1
27) Repair/Maintain - The sash-side spring mechanisms in the bathroom single hung window were broken, loose or disconnected. The window would not stay open as a result. Recommend that a qualified contractor or service technician repair as necessary so windows open and close easily, and stay open without support.
Photo 27-1
28) Comment - Sample thermal (infrared) images. No anomalies detected at the time of inspection.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Required repair, replacement and/or evaluation (see comments below)
Condition of exterior entry doors: No visual defects noted at time of inspection
Condition of garage vehicle door(s): No defects noted at time of inspection
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): None installed
Condition of garage floor: No defects noted at time of inspection
Condition of garage interior: No defects noted at time of inspection
29) Safety, Repair/Replace - Appliances such as the water heater and furnace were subject to damage from vehicles because no protective barrier was installed in front of them. This is a potential safety hazard. A qualified contractor should install a barrier per standard building practices. For example, a steel post anchored in the concrete slab floor.
Photo 29-1
30) Safety, Repair/Maintain - Weatherstripping at the base of the door between the garage and the house was missing. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person install weatherstripping as necessary.
Limitations: 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 alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms 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: No defects noted at time of inspection
Primary service type: Underground
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Bedroom
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
31) Safety, Repair/Replace, Evaluate - The bathroom ground fault circuit interrupter (GFCI) receptacle (outlet) wouldn't trip at the bathroom. This is a potential shock hazard. Recommend that a qualified electrician replace the receptacle as necessary.
Photo 31-1
32) Safety, Repair/Replace, Evaluate - Electric receptacles (outlets) at the kitchen 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)
33) Safety, Repair/Replace, Evaluate - Three (3) electrical receptacles (outlets) were found with an open ground circuit at the living room. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Note that a green sticker was installed for identification.
Photo 33-1
34) Safety, Repair/Replace - Neutral wires were bundled together under the same lug on the neutral bus bar in the electrical panel. This is common in older homes, however it is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices.
Photo 34-1
35) Safety, Repair/Replace - Wire splices for garage lighting were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Photo 35-1 Photo 35-2
36) Safety, Repair/Replace - Smoke alarms were missing from bedrooms. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in the attached garage.
37) Safety, Repair/Maintain - Cover plates for one switch and one receptacle (outlet) were missing in the garage. 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.
Photo 37-1 Photo 37-2
38) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Washington State requires CO alarms to be installed for new construction and 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.
39) Safety, Minor Defect - Screws used to secure the cover or dead front to the electrical panel had sharply pointed tips. Energized wires can be damaged by such screws. This is a potential shock hazard, especially when screws are being removed or installed. Recommend that a qualified person replace such screws with screws that are approved for this purpose (e.g. blunt-tip screws of the correct length). Because energized wires may be in contact with these screws, the client should consider having a qualified electrician replace the screws.
Limitations: 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: No defects noted at time of inspection
Water service: Public
Water pressure (psi): 56 psi
Location of main water shut-off: Crawl space
Service pipe material: Copper
Condition of supply lines: No defects noted at time of inspection
Supply pipe material: Copper
Condition of drain pipes: No defects noted at time of inspection
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Crawl space
Vent pipe condition: No defects noted at time of inspection
Vent pipe material: Plastic
Sump pump installed: None visible
Sewage ejector pump installed: None visible
Condition of fuel system: No defects noted at time of inspection
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter
Limitations: 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: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Type: Tank
Energy source: Natural gas
Estimated age: 2004
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: General Electric
Model number: SG50T12AVG00
Serial number: 0604V15021
Location of water heater: Garage
Condition of burners: No defects noted at time of inspection
Condition of venting system: No defects noted at time of inspection
40) Safety, Repair/Replace - 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 and gas lines breaking. 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.
Photo 40-1
41) Repair/Replace - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age (14 years) 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.
Photo 41-1
42) Repair/Replace - The temperature-pressure relief valve was leaking. Recommend that a qualified plumber repair as necessary. For example, by replacing the valve.
Photo 42-1
43) Repair/Maintain, Evaluate - A small active leak was found at the water heater's supply pipe or fitting. A qualified plumber should evaluate and repair as necessary.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating 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): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 9/22/2016
Source for last service date of primary heat source: Label
Condition of forced air heating/(cooling) system: No defects noted at time of inspection
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 2005
Forced air heating system manufacturer: Carrier
Forced air furnace model #: 58STA045
Forced air furnace serial number: 2905A24547
Location of forced air furnace: Garage
Forced air system capacity in BTUs or kilowatts: 44,000 BTU
Condition of furnace filters: Required replacement
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: No defects noted at time of inspection
Condition of venting system: No defects noted at time of inspection
44) Repair/Replace - One heating duct appears to have come apart in the crawl space. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams.
Photo 44-1 Photo 44-2
45) Repair/Maintain, Evaluate - The last service date of the gas-fired forced air furnace appeared to be more than 1 year ago and it appears due. Recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced.
Photo 45-1 Photo 45-2
46) Maintain - Recommend replacing HVAC filters upon taking occupancy. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
Photo 46-1
47) Maintain - Significant amounts of debris, dirt and/or dust were visible in sections of supply air ducts for the heating system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers." At a minimum, the visible debris should be thoroughly cleaned. Recommend that a qualified contractor clean the ducts.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. 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: Partially traversed
Location of attic access point #A: Bedroom
Attic access points that were opened and viewed, traversed or partially traversed: A
Condition of roof structure: No defects noted at time of inspection
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): No defects noted at time of inspection
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-38
Vermiculite insulation present: None visible
Condition of roof ventilation: No defects noted at time of inspection
Roof ventilation type: Ridge vent(s), Open soffit vents
48) Evaluate, Monitor - Signs of past leaks were detected in the roof sheathing above the living room in the form of fungal rot and stains. However, no signs of active leaks were detected. This is likely from prior to the current roof covering. Recommend consulting with the property owner about past leaks and monitor this area in the future. If leaks are detected, a qualified contractor should further evaluate and make necessary repairs.
Photo 48-1 Photo 48-2
49) Comment - All attic areas and roof structures more than 10 feet from the attic access point were inaccessible due to possible damage to insulation if traversed and lack of permanent walkways. These areas were not evaluated and are excluded from the inspection.
Limitations: 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: Traversed
Location of crawl space access point #A: Building exterior
Crawl space access points that were opened and viewed, traversed or partially traversed: A
Condition of floor substructure above: No visual defects noted at time of inspection
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)
Vapor barrier present: Full
Condition of crawl space ventilation: No visual defects noted at time of inspection
Ventilation type: with vents
51) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion or accumulation was found in the North section of the crawl space. For example, sediment stains on the vapor barrier or foundation and 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 the crawl space, 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.
Photo 51-1 Photo 51-2
Photo 51-3
52) Repair/Maintain - The vapor barrier in some areas of the crawl space was deteriorated and/or loose or askew. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
Photo 52-1 Photo 52-2
53) Repair/Maintain - The laundry exhaust duct in the crawl space has come apart. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary.
Photo 53-1
54) Repair/Maintain - Insulation was missing from one area under the kitchen floor in the crawl space. Energy efficiency may be reduced as a result. Recommend that a qualified person install insulation as necessary.
Photo 54-1
55) Maintain - Building/construction debris was found throughout the crawl space. Recommend that a qualified person clean the crawl space of all debris.
Photo 55-1 Photo 55-2
56) Comment - Crawl space vents were intentionally blocked (e.g. removable panels, rigid foam). This restricts ventilation in the crawl space and can result in increased levels of moisture inside. Elevated moisture levels were detected at the time of inspection. This is a conducive condition for wood-destroying organisms. Such vents should be left open at all times except during severe freezing weather. Recommend removing materials or items blocking vents as necessary.
Limitations: The evaluation will be based on visual observations and based upon data collected from the inspection camera equipment. The inspection and report are not intended to be technically exhaustive. Access location, pipe configuration and/or concerns with the pipe may result in additional limitations and/or restrictions. This inspection does not imply any warranty or guarantee (expressed or implied) against existing and/or future defects with the sewer line or related components.
Sewer line condition: No defects were visible at the time of inspection
Thank you for choosing Ground Up Inspection Service L.L.C. Please contact at any time with questions regarding your inspection report. Adam Morvee WA State Home Inspector #1266 360-927-1723 Adam@groundupinspection.com
