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Property Inspection Report |
| Client(s): |
Your Home USA |
| Property address: |
Good Street
Portland OR 97777 |
| Inspection date: |
Friday, August 31, 2007 |
This report published on 9/1/2007 8:33:24 PM PDT
View summary page
View contract : http://www.reporthost.com/insideoutsidehi/nachiagreementhtm.htm
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.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types: | Safety | Poses a risk of injury or death |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Comment | For your information |
Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
 | WDO/WDI Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | WDO/WDI Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | WDO/WDI Conducive
conditions | Conditions 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
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Structural Pest Findings
Report number: 9999
Time started: 9:00 am
Time finished: 12:00 pm
Present during inspection: Client, Property owner, Realtor and Client's family
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Inspection fee: $
Payment method: Check
Type of building: Single family
Buildings inspected: Good Street Portland Oregon 97777
Number of residential units inspected: 1
Age of building(s): 1978
Source for building age: Realtor MLS
Front of building faces: West
Main entrance faces: West
Occupied: Yes
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. 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, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete
1)
Timbers that edge walkway around south end of house are rotted. These should be removed and or replaced with brick or other non organic material.
Rotting wood attracts Wood Destroying Insects.
Rotted timbers in landscaping .Should be replaced.
Rotted wood in joints entry walkway. should be replaced as well.
2)
Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.
3)
Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Photo 2
minor crack in side walk next to street. Possibly caused by tree root
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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
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Appeared serviceable
Foundation type: Crawlspace
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
Condition of floor substructure: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Traversed
Insulation material underneath floor above: None visible
Ventilation: Appears serviceable
Vapor barrier present: Yes
4)
Loose siding on north wall near NE corner should be nailed back in place
Photo 5
siding loose at north east corner of house
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5)
Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
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: Basically Hipped, Custom design
Age of roof surface(s): 1978
Source for building age: Inspector's estimate
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
Condition of shingle and/or shake roof surface materials: Near end of service life
Roof surface material: Wood shakes
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Near end of service life
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)
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass loose fill
Ceiling insulation depth: 9"
Ceiling insulation rating: R-30
Vapor retarder: None visible
Roof ventilation: Appears serviceable
6)
Some roof flashings were corroded. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
Photo 3
vent and vent flashing rusted. they look original to roof.
Gap in attic pictured below is at this vent.
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7)
Flashing pulled away from roof at vent . A gap large enough to put my hand through is present. recommend repair by a professional.
Photo 11
I could stick my hand through this hole Attic
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8)
All sections of the wood shake roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
Photo 9
Cupped weathered shakes
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9)
Water stain on roof sheathing in attic.
Photo 12
water stain on roof sheathing in attic
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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 People door to garage: Solid core, Wood
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Adequate
10)
The auto-reverse mechanism on the vehicle door opener needs adjustment. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
11)
Broken Glass in Garage window North side of house. Replace as needed.
Photo 13
Broken glass on north side garage window
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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
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
System ground: Unable to determine
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Branch circuit wiring type: Nonmetallic sheathed
Condition of branch circuit wiring: Serviceable
Smoke detectors present: Yes
Smoke detector power source: Not determined
12)
This property had one or more Federal Pacific Electric brand main service or sub panels that use "Stab-Lok" circuit breakers (panel #A). Both double and single pole versions of these circuit breakers are known to fail by not tripping when they are supposed to. This is a potential but serious fire hazard. Recommend having a qualified electrician replace any and all Federal Pacific panels. For more information, visit: http://www.inspect-ny.com/fpe/fpepanel.htm
If the Federal Pacific panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and make repairs as necessary. Recommend installing smoke detectors above Federal Pacific panels.
Photo 7
Stab lock circled
Missing knockouts at panelArrow
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13)
One receptacle is scorched. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary. Outside outlet next to patio door.
Photo 4
scorched receptical next to patio door
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14)
Energized equipment was exposed at panel #A due to missing knockouts. This is a safety hazard due to the risk of shock. A qualified person should repair as necessary.
Photo 8
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15)
Electric panel(s) at location #A garage were not opened and fully evaluated due to the following conditions: stored items blocking. Recommend that repairs, modifications and/or cleanup be performed as necessary so panels can be opened and fully evaluated.
16)
All smoke detectors were not tested due to the following conditions: may be integrated with a security system.
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: at the street northwest corner of lot
Location of main water shut: Meter at street
Water service: Public
Water pressure (psi): 60
Service pipe material: Not determined
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Galvanized steel, Cast iron
Condition of fuel system: Appeared serviceable
Location of main fuel shut: at meter north outside wall
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 1998
Model: MI5031
Location of water heater: Garage
Water temperature (degrees Fahrenheit): OK
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
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: Garage
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Carrier
Model: Weather Maker 8000 TS
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: Beyond service life
Location of air filters: At top of air handler
17)
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
18)
Web site for this furnace.
http://www.unitedheating.com/pdf/Carrier%20Deluxe%20Weathermaker%208000TS.pdf
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Location: North outside wall
Type: Split system
Estimated age: 1998
Approximate tonnage: 4
Manufacturer: Bryant
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Beyond service life
Location of air filters: At top of air handler
19)
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
20)
Web site for your A/C
http://xpedio.carrier.com/idc/groups/public/documents/marketing/8598-003-021104.pdf?SMSESSION=NO
21)
FYI don't store items around your A/C this limits air flow to the cooling fins.
Photo 6
A/C unit FYI keep clear of debris
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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: Masonry, Masonry with metal liner
Fuel type: Wood
Condition of chimneys: Appeared serviceable
Chimney type: Masonry
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 sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cook top: Appeared serviceable
Range, cook top type: Natural gas
22)
The duct for the cook top exhaust fan was loose, substandard. Exhaust air may enter living spaces as a result. A qualified person should repair as necessary. Down draft type. Duct taped together
Photo 10
Kitchen down draft vent duct taped together
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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.
Location #A: 1st level laundry area
Location #B: 2nd level hallway
Location #C: 2nd level Master Bedroom
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
240 volt receptacle for laundry equipment present: Yes
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: Wood
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Aluminum, Multi, Sliding, Fixed
Condition of windows: Appeared serviceable
Wall type or covering: Drywall, Wood
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, Wood
Condition of flooring: Appeared serviceable
23)
This is common for a house this age But I thought i would put it in the report.
Guardrails in some areas with drop-offs higher than 30 inches were with gaps over 4". This is a safety hazard. Standard building practices require that they:
Be installed at drop-offs higher than 30 inches
Be securely and permanently attached
Be at least 36 inches in height
Not be climbable by children
Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter
A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices. Again, this is common for a house this age
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, re-infest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood destroying organisms: Yes
Location #A: Outside sidewalk borders
Location #B: Landscaping timbers
24)
For the evidence found regarding wood destroying insects and possible damage at location #A, B, recommend that a qualified contractor evaluate and make repairs as necessary. All wood significantly damaged by wood destroying insects or fungal rot should be replaced or removed.
Inside Outside Home Inspection LLC
OCHI# 1248 CCB#174857
Phone:503 267-8824
email: Jack@InsideOutsideHomeInspection.com
