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In Form 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:  11420 Somewhere Av NW
Gig Harbor, WA 98332
Inspection date:  Monday, August 07, 2017

This report published on Friday, January 05, 2018 10:06:35 AM PST

[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 word "serviceable" appears frequently in this report. What does it mean? Serviceable implies that the item(s) described are functioning as intended and no attention is required.
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:
Concern typeSafetyPotentially dangerous condition exists. Pursue recommended remedy!
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeConducive 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

View summary


General Information
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Time started: 3PM
Time finished: 5:30PM
Inspector: Brad Newell
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Hot, 85F
Ground condition: Dry
Inspection fee: $400
Payment method: Check
Age of building(s): 11yrs
Source for building age: Property listing
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present, Occupied residence was furnished. Closets and cabinets contained stored items.

Grounds
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Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood
Site profile: Moderate slope, High side of slope is at street, low side behind house at greenbelt
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood

Exterior / Foundation
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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. 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 determination 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: Appeared serviceable, Wall covering is concrete composite
Apparent wall structure: Wood frame
Condition of foundation and footings: Appeared serviceable
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Anchor bolts for seismic reinforcement: Installed
Anchor bolts for seismic reinforcement were observed at: Crawl space
Shear panels for seismic reinforcement: Not determined
Condition of floor substructure: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists, Engineered wood joists, Wood trusses
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Ventilation: Appears serviceable
Vapor barrier present: Yes, Vapor barrier has been disturbed at several locations in the crawlspace leaving sections of bare ground exposed. Vapor barrier, by definition, prevents transfer of moisture from the ground upward and into building structure above. Vapor barrier will need to be repositioned in the crawlspace so that all exposed soil is covered.

1) Conducive conditions The crawlspace was observed to be subjected to moisture intrusion at the time of inspection and in the past. This condition exists along the north and east foundation walls.
Sediments deposited on top of the vapor barrier indicate that water had pooled there previously.
At the time of inspection water was observed to be seeping through the foundation stem wall and footing. Rust stains were observed on foundation footing, indicating prolonged exposure to moisture. Additionally, a perforated five gallon bucket is installed below grade in the crawlspace along the east foundation wall. This would indicate that an attempt to divert water from the crawlspace had been made at some time in the past.
These observations could indicate that the footing drain for this foundation is not functioning as intended at these north and east locations. Downspouts from gutters may not be directed into functioning drain lines below grade which, in turn, would divert water away from the foundation.
The purpose of a footing drain is to divert water around a homes foundation and prevent it from entering or seeping into the crawlspace.
Suggest that a qualified person, perhaps a building site preparation contractor, excavate adjacent to foundation at the northeast corner of the home to determine if the functionality of the footing drain and/or gutter downspouts have been compromised.
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Photo 1-1
Sediments deposited on top of vapor barrier
Photo
Photo 1-2
Water seeping into crawl at foundation footing
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Photo 1-3
Perforated bucket installed below grade
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Photo 1-4

2)   Conducive conditions Soil is in contact with siding at the locations shown in photos below. This is a conducive condition for wood destroying organisms and it will also cause siding material and paint to deteriorate more rapidly. Suggest that soil be removed at all points where it contacts siding.
Plants should be trimmed back from siding where they are in contact with siding as this is also an access point for pests.
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Photo 2-1
plants in contact with siding
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Photo 2-2
stair rail post at back deck in contact with soil
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Photo 2-3
corner board in contact with soil
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Photo 2-4
soil in contact with siding

3)  
Photo
Photo 3-1
exposed soil where vapor barrier has been displaced
 

Roof / Attic
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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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. 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: Appeared serviceable
Roof type: Hipped
Age of roof surface(s): 11yrs
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es), Inspector did not traverse the two accessible attic spaces because the late afternoon temperature had exceeded 110 degrees in the attic. Inspector offered to return when conditions were cooler and traverse the attic at clients request.
Roof structure type: Trusses
Ceiling structure: Trusses, Ceiling beams, Not determined
Ceiling insulation material: Fiberglass loose fill
Ceiling insulation depth: approximately 12 inches
Ceiling insulation rating: R30
Vapor retarder: Not determined
Roof ventilation: Appears serviceable

4)   Gutters for this residence will need to be cleaned periodically to prevent buildup of debris from surrounding trees from compromising their functionality.
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Photo 4-1
debris buildup in gutters
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Photo 4-2
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Photo 4-3
view of attic vents from rooftop
 

5)   Access panel to attic in master bath is warped leaving small opening for air to escape into attic. Surprising amounts of air movement can occur through openings such as these. Suggest that additional weather stripping be added to mitigate this condition.
Photo
Photo 5-1
 

Garage / Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Appeared serviceable
Type of garage: Solid core, Panel
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 3
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable

Electric
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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.
Electric service condition: Appeared serviceable
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 service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Circuit breakers that were in the "off" position: Circuit breakers for A/C were in off position at time of inspection (no A/C installed).
Branch circuit wiring type: Copper
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Carbon monoxide detectors present: Yes
Smoke detector power source: Hard wired

6) These two exterior electrical receptacles, located on each side of backyard deck, showed "open ground" on the tester and may not be GFCI protected. This is a risk for electric shock. A qualified electrician should evaluate and repair as necessary.
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Photo 6-1
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Photo 6-2

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: street
Location of main water shut: entry closet behind crawl access.
Water service: Community well
Water pressure (psi): approximately 70lbs
Condition of supply lines: Appeared serviceable
Supply pipe material: Not determined
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

Water Heater
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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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: Bradford White
Model: MI5036FBN7
Location of water heater: garage/shop
Water temperature (degrees Fahrenheit): approximately 130 degrees
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

7) Water temperature is set higher than typical factory setting (120degrees). Water temperatures in excess of 120 are a serious risk for scalding. Suggest that water heater temperature be reset to 120 degrees as a matter of personal safety.
Photo
Photo 7-1
water at bathroom sink registers 136.8 F
 

Heating
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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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Mechanical room
Heating type: Forced air
Fuel type: Natural gas
Last service date: May 2017
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: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At top of air handler

Fireplaces / Stoves / Chimneys
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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. The inspector does not perform any evaluations that require a pilot light to be lit.
Condition of fireplaces, stoves: Appeared serviceable
Location #A: Living room
Fireplace type: Prefabricated, Direct vent gas fireplace is operated with wall switch
Fuel type: Natural gas

Kitchen
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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.

Bathrooms / Laundry / Sinks
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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
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Yes

8) The length of the dryer vent causes it to have one more bend than is necessary. Lint clogging dryer vents is a common cause of house fires. Suggest that this vent be shortened to take out one bend and thereby decrease possibility of lint clogs and in turn, fire due to overheated dryer.
Photo
Photo 8-1
extra bend due to excessive vent length
 

Interior Rooms / Areas
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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; 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:
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable

9)   Stored items under sinks and in closets which restricted inspectors view of these interior spaces.
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Photo 9-1
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Photo 9-2
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Photo 9-3
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Photo 9-4
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Photo 9-5
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Photo 9-6

10)   access panel for jetted tub located in master bath closet (pump for jets is seen in photo).
Photo
Photo 10-1
 


Thank you for the opportunity to provide you with this inspection and report. Please let me know if you have questions about either or both!