| Property Inspection Report | |
| Client(s): | Sample Report |
| Property address: | 456 Main St. Anytown, WA 98036 |
| Inspection date: | 7/20/2010 |
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 person is prohibited.
For information on follow up inspections, please see the bottom section of this report.
This inspection complies with the Standards of Practice of Washington Administrative Code (308-408, Standards of Practice). This report is intended to identify major defects within a structure that significantly affect its habitability, although minor defects may be noted in the report. Cosmetic items such as damaged molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.
Home inspections 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 deemed adequate in the report. This does not mean to downplay the 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.
Areas of the property that are excluded due to lack of access are vulnerable due to infestation to wood destroying insects and organisms.
| Safety | Poses a risk of injury or death |
| Major Defect | Correction likely involves a significant expense |
| 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 |
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| General information | Return to table of contents |
This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
Evidence of one or more possible abandoned underground oil tanks was found (vent pipe, metal supply lines, etc.). The client(s) should determine if underground oil tank(s) exist on this property, and if tank(s) have been removed or legally decommissioned.
Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
| Exterior | Return to table of contents |
One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
 Photo 1 Crack in walkway could be a trip hazard.
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One or more outside faucets are 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 house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
One or more outside faucets appeared to be inoperable. No water came out of the faucet(s) when turned on. This may be due to a (winterizing) shut-off valve being turned off. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to turn on or off any water supply shut-off valves. Recommend that the client(s) ask the seller about outside faucets with no water, and/or have a qualified plumber evaluate and repair faucet(s) as necessary.
Soffits at one or more cantilever or overhang sections are unvented. This can result in moisture accumulation in floor cavities and rot. A qualified contractor should install screened vents in soffits where missing and as per standard building practices.
One or more moderate cracks (1/8 inch to 3/4 inch) were found in the foundation. These may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
 Photo 2 Crack in the foundation is over 1/4" and may be active. Recommend having a qualified foundation expert evaluate.
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One or more moderate cracks (1/8 inch to 3/4 inch) were found in the foundation in the crawlspace. These may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's 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 structure's exterior.
 Photo 3 Some of the landscaping plants come within 1' of the house or are in contact with it. This can be condusive to pests that can destroy wood. Recommend cutting back one foot away.
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| Roof | Return to table of contents |
The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) 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".
Counterflashing is missing at the base of one or more chimneys. Leaks may occur as a result. A qualified roofing or chimney service contractor should evaluate and repair as necessary.
 Photo 5 The flashing at the chimney should be over the shingles instead of under them.
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One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
 Photo 4 Missing a shingle.
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Roofing nails in one or more areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.
 Photo 7 One or more nail heads were visible through the shingles.
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One or more chimneys are wider than two feet and no cricket is installed. A cricket is a small peaked saddle on top of the basic roof and behind the chimney that sheds water off to the sides. Debris such as leaves, needles, moss, etc. is likely to accumulate above the chimney because of the wide chimney. Leaks may occur as a result. The client(s) should monitor this area for accumulated debris in the future. If debris is found to accumulate above the chimney, then a qualified contractor should install a cricket.
 Photo 6 Some of the masonry blocks used in the chimney are beginning to show signs of "sloughing" or flaking and breaking away.
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Lead flashing at one or more plumbing vent pipes is improperly installed. For example, shorter than the vent pipe, not bent over the edge of the vent pipe, etc. Properly installed, the flashing should extend up and over the top edge of the pipe, and be bent down into the pipe. Otherwise, rain water may flow between the pipe and the flashing, resulting in leaks. A qualified roofing contractor should make repairs as necessary so flashings are installed as per standard building practices.
 Photo 8 The lead wrap around the vent stack should come over the top over the top of the pipe to prevent water intrusion.
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| Garage | Return to table of contents |
One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are 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 11 The unsealed attic access doesn't provide a fire stop between the garage and the living space. Potential fire hazard. Recommend a contractor evaluate.
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The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. 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:
One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes (at j-box next to garage door opener motor unit). They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
 Photo 9 No power at the outlet above workspace in garage.
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| Attic | Return to table of contents |
Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
 Photo 12 Without soffit vents there is not enough attic ventilation and moisture can collect on the surfaces and cause rot. Recommend contractor evaluation.
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| Electric service | Return to table of contents |
Inadequate working space exists for the main service panel. Standard building practices require the following clearances:
The electric service is configured so that too many hand movements are necessary to turn off all power for the service. Standard building practices require there to be six or fewer switches and six or fewer hand movements necessary to turn off all power for an electric service. This may be a safety hazard during an emergency when the power needs to be turned off quickly. A qualified electrician should evaluate and make repairs as necessary.
 Photo 10 Without a main disconnect, there should not be more that six switches to throw to power down the entire house. Recommend a licensed electrician evaluate.
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The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
| Water heater | Return to table of contents |
The water heater does not have seismic straps or struts installed. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should install seismic straps or struts as necessary and as per standard building practices.
No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.
| Heating and cooling | Return to table of contents |
Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
Because of furnishings and/or stored items, the inspector was unable to determine if a source of heat is installed in each room where one should be installed.
| Plumbing and Laundry | Return to table of contents |
Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
No expansion tank is installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
| Fireplaces, woodstoves and chimneys | Return to table of contents |
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Photo 6 Some of the masonry blocks used in the chimney are beginning to show signs of "sloughing" or flaking and breaking away.
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| Crawl space | Return to table of contents |
No insulation is installed under the floor in the crawl space. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.
| Kitchen | Return to table of contents |
One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. 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, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.
One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
| Bathrooms | Return to table of contents |
One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. 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, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
| Interior rooms | Return to table of contents |
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:
An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.
 Photo 16 One of the joists has a split in the wood about a foot long. Recommend monitoring.
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