Inside Outside Home Inspection llc. Website: http://www.insideoutsidehomeinspection.com Email: jack@insideoutsidehomeinspection.com Phone: (503) 267-8824 p o box 23063  Tigard, Oregon 97281  CCB# 174857 OCHI# 1248

 

Property Inspection Report
Client(s):	Sample Report
Property address:	Your Town Oregon
Inspection date:	00/00/00

This report published on 11/26/2009 9:47:16 AM PST

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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
Minor Defect	Correction likely involves only a minor expense
Maintain	Recommend ongoing maintenance
Evaluate	Recommend evaluation by a specialist
Monitor	Recommend monitoring in the future
Comment	For your information

Structural Pest Inspection Concerns
Concerns relating to the structural pest inspection are shown as follows:

Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
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

Photo 39   Front stair handrail broken where it attaches to step

3) Safety, Comment - Stairs were unsafe due to the following non standard configuration: riser heights vary, risers too high. Standard building practices require that:

Riser heights not vary by more than 3/8 inch on one flight of stairs

Risers should not exceed eight inches in height

Treads should be at least nine inches deep, but preferably 11 inches deep

Minimum stairway width is 36 inches (although 30 inches is common in older homes)

Minimum overhead clearance at stairs is six feet eight inches

At a minimum, the client should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair as necessary, and as per standard building practices.

Photo 40   Front entry stairs uneven risers and treads

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4) Repair/Replace , Damage - Rot in some deck boards. Recommend having a qualified person evaluate, repair, or replace.

Photo 7   example of rot in deck boards.

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5) Repair/Maintain , Conducive conditions - 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.

Photo 41   trim back vegetation 12" from structure

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6) Comment - New driveway gravel should be spread.

Photo 54   driveway bare of gravel

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: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Anchor bolts for seismic reinforcement: None visible
Condition of floor substructure: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of concrete slab floor(s): Appeared serviceable
Condition of the basement: Appeared serviceable

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7) Repair/Replace, Maintain , Conducive conditions - The exterior finish in many areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or re-stain areas as needed and as per standard building practices.

Photo 42   South side of house paint deterioration	Photo 51   Close-up example of paint bubbling
Photo 52   Close-up of paint deterioration	Photo 53   exposed wood on south side of house

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8) Repair/Replace, Evaluate - Some sections of siding and/or trim were deteriorated. A qualified person should evaluate and repair, replace or install as necessary.

Photo 6   Damaged siding on back of apartment

Photo 11   Deteriorated siding with some rot. west side of building

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9) Repair/Maintain , Conducive conditions - Caulk was deteriorated at siding butt joints. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

Photo 48   siding butt joints directly above each other should be caulked to prevent moisture intrusion.

Photo 50   sidng deteriorated at butt joint at south side of apartment

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10) Evaluate, Monitor, Comment , Conducive conditions - Evidence of prior water intrusion was found in sections of the basement including the basement bathroom. Current tenant indicated this was from a broken pipe that is currently undergoing repair. Other sections of basement walls were obscured by stored items.

Photo 45   ongoing repair

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11) Evaluate, Comment - Seismic reinforcements such as anchor bolts, hold-downs and/or metal straps were missing in one or more locations. A qualified contractor should evaluate and repair, replace or install as necessary, and as per standard building practices.

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12) Comment - Some concrete slab floor sections were obscured by stored items, carpeting and couldn't be fully evaluated. Basement Slab floor in main house obscured by stored items.
Slab floor in Apartment obscured by carpeting.

Photo 47   Stored items in basement

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13) Comment - Some basement wall sections were obscured by stored items, and couldn't be fully evaluated.

Photo 46   stored items in basement

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14) - Holes and penetrations in the exterior siding should be sealed to prevent moisture and insects such as bees etc to enter wall cavity.

Photo 15   fill holes to prevent insects moisture etc.

Photo 14   Wall penetrations should be caulked. Cable wire( low voltage) running to apartment should be properly supported

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: Main House Appeared serviceable
Roof structure sagging at the detached apartment.
Roof type: Gable
Age of roof surface(s): 12 to 15 yrs
Source for roofing 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: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Near end of service life ( should last the remaining life of the roof).
Condition of gutters, downspouts and extensions: Some downspout extensions require repair.
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Attic is converted into living space. Access limited to small areas. Areas that were seen appeared serviceable. Some attic spaces were unaccessible.
Attic inspection method: Viewed from hatch(es)
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Mineral wool loose fill
Ceiling insulation depth: 4"
Ceiling insulation rating: 11.5

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15) Safety, Repair/Replace, Evaluate - One or more downspouts or downspout extensions drained onto walkways. This may result in ice or moss forming on walkways, and may pose a fall hazard. A qualified person should evaluate and install or modify extensions as necessary so rainwater isn't directed onto walkways.

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16) Repair/Replace, Evaluate , Conducive conditions - Extensions such as splash blocks or drain pipes for some downspouts were mis-aligned. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary

Photo 3   Apparently this was disconnected because the drain was clogged and the downspout endpipe was sending water to the walkway. Now it is possibly sending water to the basement .

Photo 9   Down spout unattached to trim (red arrow) Furnace flue (Blue arrow)

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17) Repair/Replace, Evaluate - The roof structure Of the garage/apartment needed repair in one or more areas due to the following conditions: over spanning and sagging. A qualified contractor or structural engineer should evaluate and repair as necessary, and as per standard building practices. At Detached apartment

Photo 5   It's hard to see in this picture but the roof of the apatment is sagging ..

Photo 36   you can see the sag bettter from the inside of the apartment.

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18) Repair/Maintain , Conducive conditions - Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://bryophytes.science.oregonstate.edu/page24.htm

Photo 2	Photo 4
Photo 10	Photo 13

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19) Maintain , Conducive conditions - Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

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20) Comment - Because of the weather and moss build up on shingles, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.

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21) - inside of accessible attic space appeared dry and serviceable.

Photo 24   There is a minimal amount of insulation present.

Garage / apartment

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Limitations: The inspector does not determine the adequacy of firewall ratings.
Type: Detached garage is converted into an apartment . It is actually attached to the main structure at the SW corner of the main home.

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: Copper
Main disconnect rating (amps): 200
System ground: Ground rod in basement of Main house (see pic below)
Ground rod in soil outside apartment for sub panel ( see pic) below
Condition of main service panel: Appeared serviceable
Condition of sub: Limited access but Appeared serviceable
Location of main service panel #A: Basement
Location of sub panel #B: Apartment main level closet
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Nonmetallic sheathed.
Most exposed house wiring in conduit
Condition of branch circuit wiring: Serviceable
Smoke detector power source: Battery

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22) Safety, Repair/Replace, Evaluate - One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

Photo 26   exposed wiring in basement ceiling near furnace.

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23) Safety, Repair/Replace, Evaluate - Some electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Photo 19   living area floor reverse polarity	Photo 22   master bed room reverse polarity
Photo 23   Master bed room closet reverse polarity

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24) Safety, Repair/Replace, Evaluate - Some open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the testing with a plug-in tester of receptacles in some areas , an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with GFCI 3 prong receptacles. However the following appliances require grounding type receptacles:

Computer hardware

Refrigerators

Freezers

Air conditioners

Clothes washers

Clothes dryers

Dishwashers

Kitchen food waste disposers

Information technology equipment

Sump pumps

Electrical aquarium equipment

Hand-held motor-operated tools

Stationary and fixed motor-operated tools

Light industrial motor-operated tools

Hedge clippers

Lawn mowers

This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.

Photo 16   open ground in kitchen. GFCI "daisy chained" to other outlet	Photo 17   Kitchen open ground. No GFCI
Photo 18   Living area open ground	Photo 25   Attic bedroom open ground
Photo 35   living area open ground

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25) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

Photo 20   Main floor bath Grounded but no GFCI

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26) Safety, Repair/Replace, Evaluate - Some switches were inoperable but tested to be energized. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.

Photo 34   Inoperable swtches in basement stairway. Energized.

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27) Safety, Repair/Replace - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. 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. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.

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28) Safety, Repair/Replace - Notch cut in base of furnace where electrical supply wire enters the cabinet. Sharp metal edges and vibration of the furnace can cause insulation on the wire to be cut resulting in a shock hazard. Recommend having a hole drilled in the cabinet and a proper grommet used to protect wire.

Photo 29   Notch in bottom of furnace cabinet may cut wiring.

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29) Safety, Comment - Recommend having a qualified Licensed electrical perform all electrical work.

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30) Minor Defect - One or more screws were missing from the dead front to panel #A and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

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31) Evaluate - One or more switches in the apartment are taped so that they're inoperable. The client should consult with the property owner regarding this and if necessary, have a qualified electrician evaluate and repair.
This in in the apartment.

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32) Comment - I was unable to access the Apartment sub panel enough to pull the dead front on it. It is located in a small closet full of clothes etc.
Inadequate working space existed for safely working with the panel #B. from what I could see the panel looked fairly new and is well labeled. A ground wire was present. All of the circuits in the apartment were grounded . However the kitchen counter and bathroom circuits are joined as well as the exterior outlet.

Standard building practices require the following clearances:

An area 30 inches wide by 3 feet deep exists in front of the panel

The panel is at least 5 1/2 feet above the floor

There is at least 6 feet 6 inches of headroom in front of the panel

The wall below the panel is clear to the floor

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33) Comment - Exterior outlet Is a GFCI. But it is connected to the apartment kitchen counter and bathroom circuit. This can cause nuisance tripping . Recommend having a separate dedicated exterior circuit with a GFCI installed. Kitchen and bathrooms should each have their own dedicated circuit.

Photo 49   This is part of the apartments kitchen counter circuit. GFCI present in the apartment breaker box.

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34) -

Photo 12   Ground rod present for apartment sub panel

Photo 32   Ground rod in basement for main panel.

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35) - Improperly terminated wiring inside the electrical pane. Two wire with ends wrapped with tape. Caps should be provided for wire ends to prevent possible shock hazard. Recommend having a licensed qualified electrician repair as needed.

Photo 30   main panel newer and well labeled	Photo 31   taped end of wires
Photo 33   end of wire should be capped.

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36) - JUnction box in main level hallway ceiling tested that it was energized. Recommend having a qualified electrician determine the cause and repair as necessary.

Photo 21   Energized junction box hallway

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: curbside.
Location of main water shutoff: There ar numerous valves in the basement that could be the main water shutoff. The most positive valve is at the curbside meter.
Water service: Public
Service pipe material: Not determined
Condition of supply lines: Appeared serviceable but should be considered near the end of their service life
Supply pipe material: Galvanized steel some copper.
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Condition of fuel system: Appeared serviceable
Location of main fuel shut: At meter on front wall (east) side of house

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37) Monitor, Comment - Based on the apparent age of the water supply lines and/or observations made during the inspection, some of the water supply lines in this structure were original to the building and are near the end of their service life. The clients should monitor these lines for leaks and budget for replacing lines as necessary in the near future.Galvanized pipes corrode from the inside out. There is some rust present when the faucets are run at full pressure.

Photo 43   galvanized pipe plumbing

Photo 44   Cast Iron drain pipe( red arrow) Galvanized drain pipe (blue arrow)

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38) Comment - Most water supply pipes in the basement were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.

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: Beyond service life
Type: Tank
Estimated age: 19yrs
Energy source: Electricity
Capacity (in gallons): 80
Model: De Limer 80
Location of water heater: Basement
Water temperature (degrees Fahrenheit): OK

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39) Safety, Repair/Replace - The water heater did not have seismic straps or struts installed. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should install seismic straps or struts as necessary and as per standard building practices.

Photo 27   No seismic straps present

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40) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be 19 yrs old , at or beyond its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

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: Basement
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Carrier
Model: weather maker
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: electronic, next to handler

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41) Repair/Replace, Evaluate - One or more fan assisted electric heaters in the apartment were inoperable. A qualified contractor should evaluate and repair or replace as necessary. In the Apartment. 1st level by front entry.

Photo 37   Heater near front door in the apartment is inoperable

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42) Repair/Maintain, Evaluate - 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.

Photo 28   Nice and clean inside. Good job Amber!!!! Not professonally serviced recently though.

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43) Monitor, Comment - Outside flue for furnace should be extended up past the roof eave. There is considerable moisture that exits this flue. At the present time that moisture is going against the side of the house and up under the eave.

Photo 9   Down spout unattached to trim (red arrow) Furnace flue (Blue arrow)

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44) Comment - Most distribution ducts in the basement were uninsulated. A qualified person should install insulation in unconditioned spaces as per standard building practices for better energy efficiency.

Cooling / Heat Pump

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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.
Location: North outside wall
Type: Split system
Estimated age: 1993
Approximate tonnage: 3.5
Manufacturer: Carrier
Condition of distribution system: Appeared serviceable
Condition of air filters: Appeared serviceable

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45) Repair/Maintain, Evaluate - 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.

Photo 8

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46) Comment - The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

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47) Comment - The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be at this age and/or its useful lifespan . Recommend having it serviced before startup this season.

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.
Chimney type: Masonry Chimney has been abandoned

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.
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

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.
Location #A: main level hallway
Location #B: basement
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: Yes
240 volt receptacle for laundry equipment present: Yes

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: Wood
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
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
Flooring type or covering: Carpet, Vinyl, Wood
Condition of flooring: Appeared serviceable

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48) Safety, Comment - Handrails at the attic bedroom flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

Installed at stairs with three or more risers

Sized and shaped so your hand can encircle them

Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point

Continuous and extend for the entire flight of the stairs

Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary and as per standard building practices.

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49) Repair/Replace, Evaluate - One or more exterior doors wouldn't latch. A qualified person should evaluate and repair as necessary.

Photo 38   Main Entry door will not latch

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50) Minor Defect - Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

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51) Comment - Stairs to attic bedrooms were non standard configuration: stairs too narrow. Standard building practices require that:

Riser heights not vary by more than 3/8 inch on one flight of stairs

Risers should not exceed eight inches in height

Treads should be at least nine inches deep, but preferably 11 inches deep

Minimum stairway width is 36 inches (although 30 inches is common in older homes)

Minimum overhead clearance at stairs is six feet eight inches

At a minimum, the client should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair as necessary, and as per standard building practices.

Structural Pest Findings

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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, reinfest 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: Yes
Visible evidence of past wood destroying insects: No
Visible evidence of past wood decay fungi: Yes
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: Yes
Visible evidence of conditions conducive to wood destroying organisms: Yes
Location #A: At rear deck boards
Location #B: At some sections of siding
Location #C: Moss on roof
Location #D: At downspout extensions

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Inside Outside Home Inspection LLC
OCHI# 1248 CCB#174857
Phone:503 267-8824
email: Jack@InsideOutsideHomeInspection.com