Mission Home & Pest Inspections LLC

Website: http://www.missioninspect.com
Email: missioninspect@flymail.net
Phone: (509) 860-1388
FAX: (509) 662-1321
1612 Horselake Road 
Wenatchee WA 98801
Inspector: Chip Roberson
WSDA licence # 68542
International Association of Certified Home Inspectors, Inc.

 

Property Inspection Report
Client(s): Mr. Buyer
Property address: Main Street USA
Inspection date: Wednesday, August 06, 2008
This report published on 7/16/2009 3:46:30 PM PDT

View summary page

Thank you for using Mission Home & Pest Inspections LLC for your home inspection. I know your home inspection is very important to you. And your business is very important to me. If I can help in anyway after the inspection, please call or Email me at the Email address or telephone number provided on this report. And, if you are happy with Mission Home & Pest Inspections LLC please refer my company to your friends, your realtor and anyone you believe could benefit from my services. Mission Home & Pest Inspections LLC not only performs inspections for purchasers, but also for people planning to sell a home who wish to estimate the amount of work that needs to be completed before listing the house.

A home inspection is a visual, and not an exhaustive or invasive, inspection of a home by a trained and impartial inspector. This inspection adheres to the standards of the National Association of Certified Home Inspectors, an organization that encourages high ethical standards and professionalism in the home inspection industry. To read the standards please visit:

http://www.nachi.org/sop.htm



Home inspection reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or been deemed adequate in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their age, have some number of defects.

 
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:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor defectCorrection only involves a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
WDO/WDI InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
WDO/WDI DamageDamage 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
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Plumbing / Fuel Systems
Water Heater
 
General Information Return to table of contents
Report number: 1059
Time started: 9:00 a.m.
Time finished: 11:30 a.m.
Present during inspection: alone
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Type of building: Single family
Age of building(s): 50+
Main entrance faces for the purpose of this report.: West
Occupied: No
Property owner's name: Andy Kahn
Additions and modifications: Kitchen and main level bathroom remodel
 
Grounds Return to table of contents
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; 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 compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight. Water seepage and moisture penetration are common occurrences in basements and crawl spaces usually resulting from inadequate water management above ground. Most causes can be corrected by improving above ground drainage and grading. The land and hard surfaces against the home and foundation should be pitched away to reduce the chances of water penetration into basements and/or crawl spaces. The evaluation of the basement and crawlspace cannot always detect the past or future possibility of water in these areas. If you are concerned about this possibility, we suggest that you inquire about the history of the property with the owner.
This inspection does not include geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted.

Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Concrete
Sprinkler system: Appeared Serviceable
1)   One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

Photo 5  
 

2)   Recommend resealing asphalt driveway.

Photo 6  
 
 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: concealed 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. The under floor structure is inspected by probing a representative number of structural components where deterioration is suspected or where a clear indication of possible deterioration exists. Probing was not preformed where probing would damage any finish surface or where no deterioration is visible or presumed to exist.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood fiber, Cement fiber
Condition of foundation and footings: Appears serviceable
Foundation type: Unfinished basement
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Condition of floor substructure: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
 
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; 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): 1 - 2 years
Source for building age: Property owner
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 exposed flashings: Appeared serviceable
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es)
Roof structure type: Rafters
Ceiling insulation material: Cellulose loose fill
Ceiling insulation depth: Approximately 18-24 inches
Roof ventilation: Appears serviceable
3)   Gutters were missing over one or more entrances. People entering and exiting the building are more likely to get wet during periods of rain because of this. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
4)   The attic access hatch was too small to allow easy access for periodic evaluation of the attic. Standard building practices require hatches to be at least 22 by 30 inches in size, and in accessible areas. Recommend having a qualified contractor enlarge the attic access as per standard building practices.
 
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
Condition of detached garage or carport structure: Appeared serviceable
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
5)   Safety containment cables were missing for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components 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

Photo 9  
 

6)   The wall between the attached garage and interior living spaces is drywalled but is missing fire tape. This finished surface is intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

Photo 2  
 

7)   No "photo eye" sensors were installed for one or more vehicle door's electric door opener. They've been required on all automatic door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

8)   Moisture stains on ceiling from previous moisture penetration. Stains were dry at time of inspection.

Photo 8  
 
 
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.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120 - 240
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(s) in soil, Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
9)   One or more electric receptacles at the garage, basement and basement bathroom had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician 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

10)     Wire splices were exposed due to not being contained in a covered junction box or fixture. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.

Photo 3  
 
 
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 sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built:
 
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.
Location #A: Main level
Location #B: Basement
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 laundry facilities: Appeared serviceable
240 volt receptacle for laundry equipment present: Yes
11) Missing components noted at top of shower. Add proper materials to prevent moisture penetration behind shower walls.

Photo 11  
 

12) Ventilation is not provided at basement bathroom. Proper ventilation is recommended to help prevent moisture problems.
13)   The sink drain stopper mechanism at basement bathroom was inoperable. A qualified person should repair or replace as necessary.
 
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: Wood
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl, Wood, Sliding, Fixed
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: Wood, Tile, Stone
Condition of flooring: Appeared serviceable
14)   One or more bedroom windows had inadequate egress because the window(s) were too high from the floor. This is a safety hazard in the event of a fire. Standard building practices require that every bedroom have at least one window as follows:

  • Minimum width of opening: 20 inches
  • Minimum height of opening: 24 inches
  • Minimum net clear opening, ground Floor: five square feet
  • Minimum net clear opening, other than ground Floor: 5.7 square feet
  • Maximum sill height above floor: 44 inches
  • Windows should open easily without the use of keys or tools

    And for window wells:
  • Minimum net clear area of nine square feet
  • Minimum horizontal projection and width of 36 inches
  • Wells with a vertical depth greater than 44 inches require a permanent ladder or steps usable with the window in the fully open position

    Where windows are to high, at a minimum, the client should keep something that serves as a ladder below the window at all times, but recommend replacing or modifying too-high windows as per standard building practices. For all other cases, a qualified contractor should evaluate and repair or make modifications as necessary. For more information, visit:
    http://www.truss-frame.com/window-egress.html
    http://www.taunton.com/finehomebuilding/pages/h00100.asp
    15)   Rear entry door has an interior key lock deadbolt installed. This type of lock can be hazardous if quick escape is needed and it is locked but no key can be found immediately. I recommend replacing this type with a thumb turn on the interior side for safety.

    Photo 4  
     
     
    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.
    Condition of heating system: Appeared serviceable
    Location of heating system: Basement
    Heating type: Forced air
    Fuel type: Electric
    Manufacturer: Lennox
    Last service date: 2-2008
    Model: 21F2OTC24
    Source for last service date: Property owner
    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 base of air handler
     
    Cooling / Heat Pump Return to table of contents
    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: Exterior
    Type: Split system
    Manufacturer: Lennox
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: At base of air handler
    16)   No exterior disconnect switch was found for the AC condenser. These are normally installed to prevent the unit from responding to the thermostat off-season, or during maintenance. A qualified contractor should evaluate and install one as necessary.
    17)   The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. The inspector was unable to determine the age of this system. The client should be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.
     
    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. The inspector does not perform any evaluations that require a pilot light to be lit.
    Condition of fireplaces, stoves: Appeared serviceable
    Fireplace type: Masonry
    Fuel type: Wood
    18)   Deteriorated mortar joints noted at top portion of the chimney. Repairs are recommended to prevent further deterioration.

    Photo 7  
     
     
    Plumbing / Fuel Systems Return to table of contents
    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 shut: Basement
    Water service: Public
    Service pipe material: Galvanized steel
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic, Galvanized steel, Cast iron
    19)   One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes. Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed.
    20)   Copper and galvanized steel water supply pipes were joined together at one or more locations, and the dissimilar metals were in contact with each other. Standard building practices require that dielectric fittings be installed at these junctions to prevent corrosion. A qualified plumber should evaluate and repair as necessary.

    Photo 10  
     
     
    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.
    Condition of water heater: Appeared serviceable
    Type: Tank
    Energy source: Electricity
    Capacity (in gallons): 50
    Manufacturer: Bradford White
    Location of water heater: Basement
    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: Electricity
    Capacity (in gallons): 50
    Manufacturer: Bradford White
    Location of water heater: Basement
    21)   Hot water was observed at all fixtures at time of inspection.
     
    Thank you for using Mission Home & Pest Inspections LLC
    Chip Roberson, Owner
    Certified home inspector
    WSDA Structural Pest Inspector
    License No. 68542

    www.missioninspect.com