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Ground Up Inspection Service L.L.C

Website: http://www.getinspectednow.com
Email: adammorvee@gmail.com
Inspector's email: adammorvee@gmail.com
Phone: (360) 927-1723
Inspector's phone: (360) 927-1723
Inspector: Adam Morvee

  

Property Inspection Report

Client(s):  Sample
Property address:  123 Ground Up Way
Bellingham, WA 98226
Inspection date:  Wednesday, March 16, 2016

This report published on Wednesday, March 16, 2016 9:23:13 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.
Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Time started: 8:55am
Time finished: 11:00am
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: Rain
Overnight temperature: Cold
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 1993
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present

1) Comment - Some areas and items at this property were obscured by furniture and stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

Grounds
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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: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood, Plastic fiber
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Plastic fiber

2) Safety, Repair/Replace - Sections of the rear deck were unstable due to missing or substandard bracing (left and right of steps). This is a safety hazard since severe movement may cause the deck to collapse. A qualified contractor should repair as necessary, for example, by installing additional vertical support post with cement footing (block).
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3) Safety, Repair/Replace - Handrails for the decks flight of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
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4) Repair/Maintain - The West gate was inoperable and East Gate was difficult to operate. Recommend contractor to repair as necessary so gates function properly.
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5) Comment - A crack was found in the sidewalk, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Exterior and Foundation
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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: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Cement fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

6) Repair/Maintain - Fences were attached to the building exterior. Such attachments 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. If concerned/desired then recommend that a qualified person repair as necessary so there is at least a 2-inch gap between fences and building exteriors.
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7) Repair/Maintain - Soil was in contact with exterior trim at the living room sliding glass door. This is a conducive condition to wood destroying organisms. Recommend a qualified person to repair so that the soil does not contact the trim, either relocating soil/retaining wall or cutting trim. Note that damaged or infected wood may be found once soil is removed. All rotten wood should be removed/replaced/
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8) Maintain - Caulk was deteriorated at the dining room sliding glass door. Recommend that a qualified person renew caulk as necessary.
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Crawl Space
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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
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes, Full
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents

9) Comment - Crawl space vents were intentionally blocked (e.g. removable panels, rigid foam) and some blocked with debris, bark and/or soil. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. 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.
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10) Comment - View of crawl space
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Roof
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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: Near, at or beyond service life
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout installation: Full

11) Major Defect, Evaluate - 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.
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12) Repair/Replace, Evaluate - Ridge flashing was damaged on the South slope of the roof. Replacement of roof surface is recommended. At a minimum, if the roof surface is not to be replaced in the near future, the flashings should be repaired/replaced and a roofing contractor should further evaluate the condition of the roof.
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13) Repair/Replace - One rubber pipe flashing was split and cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace flashings where necessary.
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14) Minor Defect - The South gutter was damaged/dented. Although this did not effect the function of the gutters and no leaks were detected. The client may wish to repair or replace the gutter cosmetic reasons.
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15) Maintain - Significant amounts of debris have accumulated in some of the gutters. 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. Recommend cleaning gutters and downspouts now and as necessary in the future.
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Attic and Roof Structure
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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: Viewed from hatch(es)
Location of attic access point #A: Garage
Location of attic access point #B: first floor, Bath
Location of attic access point #C: Bedroom closet, second floor
Attic access points that were opened and viewed, traversed or partially traversed: A, B, C
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
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: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Enclosed soffit vents

16) Evaluate, Monitor - What appeared to be water stains were visible on sections of roof sheathing. . The stains may have been caused by the worn roof shingles and/or a leak. 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. Note that sections of sheathing may require replacement at time of roof surface replacement. Delaying roof surface replacement may increase the potential of additional sheathing and components requiring replacement and also increases the chances of leaks.
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17) Comment - All attic areas and roof structures more than 6 feet from the attic access point(s) #A, B and C were inaccessible due to possible damage to insulation if traversed and/or lack of permanent walkways. These areas were not evaluated and are excluded from the inspection.

18) Comment - Stored items and flooring for storage was found on roof trusses in the garage. Trusses are engineered components designed specifically for the load of the roof and possibly a snow load. Items should not be stored on roof trusses. Recommend removing flooring and stored items.
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19) Comment - View of attic
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Garage
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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: Appeared serviceable
Type of door between garage and house: Wood
Condition of exterior entry doors: Appeared serviceable
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable

20) Safety, Repair/Replace - No photoelectric sensors were installed for both garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety.
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21) Safety, Repair/Maintain - The self-closing device (hinge) on the door between the garage and the house didn't close and latch the door. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person repair as necessary.
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22) Repair/Maintain - The garage attic access hatch cover was missing. This hatch is to remain in place to provide proper fire protection. Ask the homeowner if the hatch is stored and recommend a qualified person install. If no hatch is available, a new one should be installed.
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23) Comment - View of garage
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Electric
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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: Appeared serviceable
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: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

24) Safety, Repair/Replace - Multiple electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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25) Safety, Repair/Maintain - Based on the age of this structure and the appearance of some 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.
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26) Safety, Comment - Two "plug-in" type carbon monoxide alarms were found. Because such CO alarms can be easily removed, recommend that the client verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new 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. Note that Washington State requires CO alarms to be installed for new construction and/or for homes being sold.
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27) Comment - View of electrical panel
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Plumbing / Fuel Systems
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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: Appeared serviceable
Water service: Public
Location of main water meter: By street
Location of main water shut-off: Building exterior
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
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: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: None visible
Sewage ejector pump installed: None visible
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter

28) Repair/Maintain - The front hose bib (outside faucet) leaked when tested. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.
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Water Heater
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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: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: 2012 (4 years)
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Model number: MI40T6FBN
Serial number: JG16896081
Location of water heater: Utility room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 132
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

29) Safety, Repair/Replace - The water heater's earthquake straps were substandard. For example, they may allow significant movement or use substandard fasteners. 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 repair or replace existing earthquake reinforcement per standard building practices for our zone. Zone requirements include one strap on the upper third of the tank and one strap on the lower third of the tank.
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30) Safety - The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed.
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Heating, Ventilation and Air Condition (HVAC)
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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: 3/6/2012
Source for last service date of primary heat source: Label
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 1993
Forced air heating system manufacturer: Lennox
Forced air furnace model #: G20R03E-75-6
Forced air furnace serial number: 5892l18543
Location of forced air furnace: Utility room
Forced air system capacity in BTUs or kilowatts: 65,000 BTU output
Condition of furnace filters: N/A (none visible)
Location for forced air filter(s): None visible
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Type of combustion air supply: Intake duct
Condition of controls: Appeared serviceable
Condition of whole house fan: Appeared serviceable

31) Safety, Repair/Replace - 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.
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32) Safety, Repair/Replace - The flue connector, where the hot water flue meets the furnace flue is corroded and a hole was found. Gases may enter the living space as a result. Recommend HVAC technician to repair.
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33) Safety, Repair/Maintain, Evaluate - The last service date of the gas fired forced air furnace appeared to be more than 1 year ago. 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 or oil, 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.
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34) Repair/Replace, Evaluate - The forced air heating system was cycling on and off. This may indicate a system or thermostat malfunction. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
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35) Comment - The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

36) Comment - An exhaust fan with a 24 or 12 hour timer was installed and served as a simple ventilation system. The timer can be configured to operate the fan automatically one or more times per day for a set length of time. These fans help reduce moisture and stale air inside the house. Guidelines vary for when and how long such fans should be configured to operate depending on the size of the house, number of occupants and rating of the fan. Recommend reviewing instructions or documentation for the timer and configuring the fan as necessary. The inspector notes these systems when present, but does not determine their adequacy, or if the timer is operable.
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Kitchen
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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 are inaccessible and excluded from this inspection.
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop, ducted to exterior
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

37) Repair/Replace - It appears there was water damage under the kitchen sink, as the bottom shelf of the cabinet has been removed abs flooring near this area and towards the refrigerator is warped and possible moisture damaged. No elevated moisture or signs of leaks were detected at time of inspection. Recommend contractor to further evaluate and repair as necessary.
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38) Repair/Maintain, Comment - The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard.
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39) Repair/Maintain - Grout near the sink was deteriorated, water could penetrate this area as a result. This is a conducive condition to wood destroying organisms. Recommend repairing or replacing grout as necessary.
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40) Repair/Maintain - A tile was found cracked at the front of the sink. This is a cosmetic concern in this location. Recommend qualified person repair as desired.
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41) Repair/Maintain - The range vent, from the microwave was inadequate. It appeared it was repaired with duct tape and a significant amount of the air leaked into the cabinet. Recommend a qualified person repair or replace duct as necessary.
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Bathrooms, Laundry and Sinks
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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 #A: Half bath, first floor
Location #B: Full bath, second floor
Location #C: 3/4 bath, Master bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans, with individual ducts
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

42) Safety, Repair/Replace - The clothes dryer was equipped with an accordion-type, flexible exhaust duct. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary.
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Photo 42-1
 

43) Repair/Replace, Evaluate - The toilet at the upper level full bath was loose where it attached to the floor. Leaks can occur. Elevated moisture levels were detected at the half bath near the toilet, indicating the wax ring may be failed. Flooring, the sub-floor 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.
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Photo 43-1
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Photo 43-2
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Photo 43-3
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Photo 43-4
View in crawl space under half bath toilet. Sign of leak. No moisture detected at time of inspection.

44) Repair/Maintain, Comment - The sink at the half bath and one at the master bath blemished and/or deteriorated. Recommend to repair or replace as desired.
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Photo 44-1
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Photo 44-2
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Photo 44-3
 

45) Repair/Maintain - Caulk around the base of the toilets was missing. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.

46) Repair/Maintain - Bathroom hardware, such as towel holders, were loose where they attached to the wall. Recommend qualified person to repair as necessary.
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Photo 46-1
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Photo 46-2
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Photo 46-3
 

47) - The door at the upper level main full bath wouldn't latch. The door could be opened even when locked. Recommend that a qualified person repair as necessary.
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Photo 47-1
 

Interior, Doors and Windows
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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: Appeared serviceable
Exterior door material: Metal, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Laminate
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)

48) Safety, Repair/Maintain - Handrails at the base of the flight of stairs was loose. This is a safety hazard. Recommend that a qualified person repair as necessary.
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Photo 48-1
 

49) Safety, Repair/Maintain - A guardrail baluster was broken/missing. Recommend that a qualified person repair guardrails as necessary.
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Photo 49-1
 

50) Repair/Replace, Evaluate - The seal between multi-pane glass in the dining room sliding glass door appeared to have failed based on condensation between the panes of glass. Recommend that a qualified contractor evaluate and replace glass where necessary.

Be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Glass doors or windows other than those that the inspector identified may also have failed seals and need glass replaced too.
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Photo 50-1
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Photo 50-2

51) Repair/Replace - Carpeting at the base of the stairs was damaged, apparently by a cat. Carpeting was also loose at the sliding glass door. Recommend that a qualified contractor repair/replace as necessary.
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Photo 51-1
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Photo 51-2

52) Repair/Maintain - Wood flooring in the dining room areas was worn/blemished. Recommend that a qualified contractor refinish wood flooring as necessary.
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Photo 52-1
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Photo 52-2

53) Minor Defect - Minor cracks and nail pops were found in walls and ceilings in some 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.
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Photo 53-1
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Photo 53-2
location of photo 49-1
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Photo 53-3
 

Thank you for choosing Ground Up Inspection Service L.L.C. Please contact at any time with questions regarding your inspection report.
Adam Morvee
Home Inspector
360-927-1723