Inform Inspection


Email: brad@informinspection.com
Phone: (253) 209-0196
PO Box 1095 
Gig Harbor, WA 98335
Inspector: Brad Newell
WA State Insp#899

Property Inspection Report
Client(s):  Mr and Mrs Client
Property address:  1100 Washington Place
Inspection date:  Wednesday, May 01, 2013

This report published on Tuesday, June 18, 2013 1:55:27 PM PDT

View report summary

[b]This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited

The purpose of a home inspection is to identify, and report on, deficiences in the major components of the home systems if deficiences exist. The brevity of this report can be attributed to the fact that no major concerns were discovered during the course of this inspection.

Brad Newell is a state licensed home inspector and general contractor (newellhomesllc). He has years of experience in residential construction and has also completed state mandated training for home inspectors.

The contents of this inspection report are intended to inform the clients about visibly observed deficiencies in any of the major home systems. Issues relating to maintenance and other observations are also included as a courtesy and with the intention of imparting any information that could be considered useful and valuable to new property owners.

Payment for home inspections is due the day of the inspection prior to delivery of the report. Payment may be made with check or credit card. The following rates are currently applicable:

homes with no crawlspace $300
homes under 4500 sq ft $350
homes over 4500 sq ft $450

 
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.

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
 
 
General Information Return to table of contents
Time started: 11am
Time finished: 12:45pm
Inspector: Brad Newell
Present during inspection: Realtor
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Payment method: Check
Type of building: Triplex, Multiplex
Number of residential units inspected: 1
Age of building(s): 10yrs
Source for building age: Realtor
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Residence was occupied and all rooms contained furnishings and stored items.
1)   A number of walls and closet spaces were not observed as they were obscured by furnishings and stored items.

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Grounds Return to table of contents
Limitations: Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability or determination that deck, balcony and/or stair membranes are watertight.
Site profile: Moderate slope
Driveway material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Appeared serviceable
2)   Lilac adjacent to garage door is in contact with siding. This is a conducive condition for intrusion by pests such as ants. Consideration should be given to pruning so that branches do not rest on siding.

Additionally, a small amount of soil is in contact with siding at corner behind lilac. This should be pulled back to prevent moisture in soil from compromising siding integrity through the transfer of moisture from soil to siding.

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Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components;. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Wall covering is well caulked and painted.
Apparent wall structure: Wood frame
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Anchor bolts for seismic reinforcement: Not determined
Shear panels for seismic reinforcement: Not determined
Condition of floor substructure: No access was available to floor substructure.
3)   Exterior trim adjacent to front door is separated and should be caulked and re-painted.

Photo 1  
 
 
 
Roof / Attic Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; comments made regarding these items are as a courtesy only. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Roof covering shows less wear than its stated age of ten years
Roof type: Gable
Age of roof surface(s): 10 yrs
Source for building age: Realtor
Roof inspection method: Traversed
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Gutters are clean and exhibit no signs of lack of functionality. Client expressed concern that downspout adjacent to front door may leak due to there being a gap of approximately 1/4 inch between the downspout and underground drainage. Suggest monitoring this condition during a period of steady rain.
Condition of attic: Attic was accessed through hatch at garage ceiling.
Attic inspection method: Viewed from hatch(es)
Roof structure type: Trusses
Ceiling structure: Not determined
Ceiling insulation material: Fiberglass loose fill
Ceiling insulation depth: 12in averag
Ceiling insulation rating: +-R30
Roof ventilation: Adequate
4)   Attic access in 2nd bedroom was blocked by bed and was not inspected.

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Garage / Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Type of garage: Solid core. No determination was made regarding fire rating.
Garage vehicle door type: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable. Automatic garage door opener functioned as it is intended to function.
Condition of garage interior: Drywall is taped and walls painted.
Garage ventilation: Adequate
 
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
System ground: Not determined
Condition of main service panel: Appeared serviceable
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Smoke detectors present: Yes
Carbon monoxide detectors present: No
5)   Per clients request, a determination was made that the receptacle behind the gas range is not adequate for installation of of a replacement range which requires a 220volt service. Suggest having qualified electrician evaluate prospect of retrofitting for an electric range.
 
 
Plumbing / Fuel Systems Return to table of contents
Location of main water meter: Street
Location of main water shutoff: The inspector located one water shutoff valve inside the residence. Another is adjacent to the street at the water meter box.
Water service: Community well
Service pipe material: Lead, Not determined
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
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Location of main fuel shut: In line adjacent to water heater and furnace respectively.
6)   Gas shutoff valves pictured here are circled.

Photo 6  
 
 
 
Water Heater Return to table of contents
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 70gal
Manufacturer: Select high efficiency
Model: GS640Y0CTG
Water temperature (degrees Fahrenheit): 120
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
7)   A shutoff valve for water heater is located above the tank. It is circled here.
If another water shutoff inside the residence exists, it could be obscured by furniture or stored items.

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Heating Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Location of heating system: Garage
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Carrier
Last service date: 6-2011
Model: 58STA/STX
Source for last service date: Label on heater
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Not determined
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Not determined
8)   Last service date for furnace was June of 2011. Recommend that the furnace be serviced by a qualified service tech.
 
 
Fireplaces / Stoves / Chimneys Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications.
Stove type: Insert
Fuel type: Natural gas
Condition of chimneys: Not determined
9)   As with the furnace, the gas fireplace insert should be evaluated by a qualified service tech. Prior to next use.
 
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas
Condition of refrigerator: Appeared serviceable
Condition of built: Appeared serviceable
10)   All appliances are in good condition relative to their age.
 
 
Bathrooms / Laundry / Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Not determined
11)   As with the kitchen appliances, relative to their age, plumbing fixtures are in satisfactory condition.

The exception is the shower head in the master bath which drips from its rim while water to the shower head is running.
 
 
Interior Rooms / Areas Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Fiberglass or vinyl
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Flooring type or covering: Carpet, Laminate
12)   As a courtesy to client, inspector is willing to speculate that sub-floor material is OSB (oriented strand board). This product is a suitable substrate for wood floor installations.
 

 
The term "serviceable" appears frequently throughout this report. It is a descriptive used to imply that a component of the home systems is functional, adequate or in a condition which should be expected given the relative age of a given system component and it implies that there are no notable concerns relating to the described component.

Please feel free to phone or email Inform Inspection regarding any information contained in the report or with any questions you may have regarding the inspection itself.

Any input you may have regarding the presentation of the report or execution of the inspection are always valued and appreciated.

Best wishes for your new home ownership from Inform Inspection.