Norwest Inspection Services, Inc.
Website: http://www.reporthost.com/norwestis
Email: craig.b.cooper@comcast.net
Phone: (503) 663-5135
FAX: (503) 663-5132
Inspector: Craig Cooper
OCHI# 213 CCB # 150679
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Sample Property Inspection Report |
| Client(s): |
Jim and Jane Buyer |
| Property address: |
123 Anywhere St.
Portland, OR 97132 |
| Inspection date: |
1-1-2008 |
This report published on 7/8/2008 8:27:23 PM PDT
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Thank you for choosing Norwest Inspection Services, Inc. It was our pleasure to provide you with this service and we appreciate your business. We've made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your family and friends about us. Your personal referral is the best compliment we can receive.
This report is the exclusive property of Norwest Inspection Services, Inc. and the client(s) listed in the report title. Use of and reliance upon this report by any unauthorized persons is prohibited.
This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500 to repair, 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 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.
Areas of the property that are excluded due to lack of access are vulnerable to infestation and damage from wood destroying insects and organisms.
SCOPE OF SERVICE
You have contracted with Norwest Inspection Services, Inc. to perform a generalist inspection in accordance with the Oregon Home Inspector standards of practice, set forth in Division 8 of OAR chapter 812. A copy of these standards were provided to you, prior to the beginning of the home inspection. Generalist inspections are essentially visual, and distinct from those of specialists, inasmuch as they do not include the use of specialized instruments, the dismantling of equipment, or the sampling of air and inert materials. Consequently, a generalist inspection and the subsequent report will not be as comprehensive nor as technically exhaustive as that generated by specialists, and it is not intended to be. The purpose of a generalist inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. This property inspection and inspection report is not intended to reveal or document minor deficiencies, cosmetic defects, common cracks, typical wear and tear conditions or systems that may be outdated and in need of updating for cosmetic purposes. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the standards and our pre inspection agreement. Also, we do not have the expertise or authority to perform air-quality surveys, or test for the presence of mold, asbestos, radon, lead-based paint, etc, etc.
Your inspector has been trained by Inspection Training Associates (ITA). 
ITA is one of the most well respected & nationally recognized inspection training institutions in the nation. Your inspector also receives over 24 hours of continuing education every year, which well exceeds our minimum state licensing requirements.
Norwest is proud to be active members of the following professional associations:
-National Association of Certified Home Inspectors (NACHI) 
-American Institute of Inspectors (AII)
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 | Unsafe- A condition that is a significant risk of personal injury or death during normal, day to day use. The risk may be due to damage, defect, improper installation or a change in accepted residential construction standards. |
 | Repair/Replace | Recommend further evaluation & repair or replacement of system, item or component by a qualified contractor, prior to the end of your inspection contingency period. |
 | Repair/Maintain | Recommend repair and/or maintenance as necessary by a qualified contractor |
 | Minor Defect | |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by the appropriate tradesperson or specialist, prior to the end of your inspection contingency period. |
 | Monitor | Recommend monitoring item, component or system in the future |
 | 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
Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Structural Pest Findings
Report number: 08-000
Inspector: Craig Cooper OCHI # 213
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Ground condition: Dry
Payment method: Check
Type of building: Single family Residence
Age of building(s): 1937
Source for building age: Client
Front of building faces: North
Main entrance faces: North
Occupied: Yes
Inspector-: Craig Cooper - OCHI # 213
Buildings inspected: Home & attached Carport only
1)
Structures built prior to 1980 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 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:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
2)
Wall and floor surfaces were obscured by furniture and stored items and couldn't be fully evaluated.
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.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below), Beyond service life Some areas
Fence and gate material: Wood
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Recommend repairs, replacement and/or evaluation (see comments below)
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: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
3)
Several trip hazards were found in sidewalk and 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.
4)
Guardrails in some areas with drop-offs higher than 30 inches were missing, wobbly. 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. Missing guard rail or barrier noted at the sides of the basement door stairwell. This is a potential fall hazard for small children. A proper guard rail or barrier should be installed for safety+.
5)
Guardrails in one or more areas were loose. This is a safety hazard. A qualified person should repair or replace as necessary, and as per standard building practices.
6)
Handrails at one or more flights of stairs were loose. This is a safety hazard. A qualified person should repair or replace as necessary and as per standard building practices.
7)
Handrails at one or more flights of stairs were missing, wobbly. 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. Missing handrail noted at basement door stairwell.
8)
Stairs have potential fall/trip hazards, on the Right side of the front porch, due to the following non standard configuration: riser heights vary, at one or more steps 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.
9)
One or more decks, porches and/or balconies were deteriorated, substandard, non standard. A qualified person should evaluate and repair or replace as necessary. Clients should consider having a licensed contractor repair or replace the side deck, off the sliding door.
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10)
Fences were damaged or deteriorated in some areas. For example, moisture damaged areas of fencing were noted on the sides of the rear portion of the property. A few sections of inadequately secured sections with loose or damaged posts were also noted. A qualified person should repair or replace sections as necessary.
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11)
Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. For example, at the front porch area. 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.
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: Finished basement
Foundation material: Poured in place concrete
Footing material: Not determined
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 the basement: Appeared serviceable
12)
A metal pipe is extruding from the ground near the foundation at the Left Rear corner of the home. This is a potential hazard if someone were to fall on the pipe. Removal of the pipe is strongly advised.
Photo 17
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13)
Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and efflorescence was observed on one or more basement/foundation walls etc. The property owner informed me that they have not observed any water intrusion conditions in the last 30 years. Note: inspector cannot determine if any future water intrusion conditions will occur in the basement.
FYI- Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary.
14)
The exterior finish in some areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices. Some areas of cracked or peeling paint conditions were noted at the trim and/or siding. This is a maintenance condition. Recommend re painting siding and/or trim as needed.
15)
One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
16)
Many basement sections were not evaluated due to lack of access from the following conditions: stored items, carpet and couldn't be fully evaluated.
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.
Age of roof surface(s): 10 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
Condition of metal and/or tile roof surface materials: Appeared serviceable
Metal, tile or panel roof surface material: Metal
Condition of exposed flashings: Appeared serviceable
Roof type: Gable
Condition of roof structure: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
Condition of gutters, downspouts and extensions: Recommend installing additional gutters & down spouts (see comments below)
17)
Many gutters, downspouts were missing, at the lower roofs sections on the home and on the detached shop. Water may accumulate around the building foundations as a result. A qualified person should evaluate and repair as necessary.
Photo 5
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18)
Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
19)
All attic and roof structure sections were not evaluated due to lack of access from the following conditions: no hatch found.
20)
No accessible attic spaces were found or inspected at this property.
Type: Attached Carport
Condition of the carport structure: Appeared serviceable
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
Number of service conductors: 3
Service voltage (volts): 120
Primary service overload protection type: Circuit breakers
System ground: 2 Ground rod(s) in soil.
Location of main service panel #A: Basement
Branch circuit wiring type: Non-metallic sheathed, Knob and tube
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Smoke detector power source: Battery
21)
The service drop wires to garage were less than 3 feet from an exterior rear side door that opens into that area. This is a safety hazard due to the risk of shock. The utility company and/or a qualified electrician should evaluate and repair as necessary for safety. Upgrading of the wiring and installation of the wiring below ground is advised.
Photo 15
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Photo 16
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22)
Non-metallic sheathed wiring was routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. For example, at cabinet in Kitchen cabinet, near range, and in bedroom closets. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
Photo 18
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Photo 19
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23)
Wire splices were exposed due to not being contained in a covered junction box. For example in kitchen Cabinet, near range hood. 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.
24)
This property is partially wired with "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.
Some energized knob and tube wiring was found during the inspection. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.
Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Recommend that the client(s) consult with their insurance carrier regarding this.
25)
Few electric receptacles and two-pronged receptacles rather than three-pronged, grounded receptacles were installed in many areas. This can result in "octopus" wiring with extension cords. Two-prong receptacles are considered unsafe by today's standards, and limit the ability to use appliances that require a ground in these rooms. This is a safety hazard for both fire and shock. Examples of appliances that require grounded receptacles include:
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. A qualified electrician should evaluate and install additional receptacles and grounded receptacles as per the client's needs and standard building practices.
26)
Open ground, three-pronged electric receptacles were found. For example, in the laundry area, on one or more exterior receptacles on house and shop, and in the kitchen on the Left side of the sink. Other open ground receptacles may be present as well, so all should be tested/evaluated. This open ground condition is a safety hazard due to the risk of shock. A qualified electrician should evaluate all three prong outlets 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 presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged 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.
27)
Some open ground, three-pronged grounding type receptacles were found in various areas of the home. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
28)
One or more electric receptacles at the kitchen, bathroom(s), exterior 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
29)
One or more sections of outdoor wiring were exposed, and should be protected by conduit rated for exterior use, because the wiring is subject to damage. A qualified electrician should evaluate and repair as necessary.
Photo 9
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Photo 10
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30)
One or more outdoor electric receptacles appeared 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 outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
31)
Lamp holders or light fixtures with fully or partially exposed bulbs were installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
32)
Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
33)
An unattached ground wire was observed in the basement ceiling. Suggest consulting with an electrician to determine if this wire is intended for bonding of the metal pipes in the basement for the hot water heating system and/or plumbing system. Client should consult with an Electrician regarding bonding of those metal pipes for improved safety. This would be a prudent safety upgrade.
34)
Due to the electrical conditions observed during the inspection, I recommend that the clients have a licensed Electrician perform a full electrical evaluation of the home & detached shop, including testing/evaluation of all receptacles (outlets) & wiring and repair or correct all defects, improper conditions and potential safety hazards.
35)
Many electric receptacles were not accessible and were not evaluated because of furniture, stored items. Inspector recommends that all receptacles/wiring be further evaluated/tested when the property owner has removed all items from the home.
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: street
Location of main water shut: Basement
Water service: Public
Water pressure (psi): 90 psi
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, Polyethylene (Pex)
Condition of waste lines: Appeared serviceable
Waste pipe material: Galvanized steel, Cast iron
Location of main fuel shut: right side
Visible fuel storage systems: above ground oil tank
36)
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. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
37)
Moderate corrosion was found at one or more waste pipes or fittings in the basement. Leaks may occur at some point in the future as a result.
A qualified plumber should evaluate and repair as necessary.
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38)
The water supply pressure was greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
39)
The property owner stated that the laundry sink drain line gets clogged/plugged occasionally and needs to be snaked at times. That line may need to be replaced. Client may want to consult with a licensed Plumber regarding this issue.
40)
Due to the age of the plumbing waste system, Clients should consider having a qualified plumber inspect the waste lines using a video scope device, prior to close of escrow, to determine if they need repair or replacement. Note that repairs are often expensive due to the need for excavation.
41)
A water filter and a water softener system was installed in the basement. No evaluation of these systems was performed during the inspection and they are excluded from this property inspection & report. The client should consult with the seller on this system to determine its condition, required maintenance, age and expected remaining life, etc. If of concern, clients may want to have the systems further tested/evaluated by the appropriate licensed trades person.
42)
Based on the apparent age of the waste/drain lines and/or observations made during the inspection, the waste/drain lines may be near the end of their service life. The client should monitor these lines for leaks and budget for replacing lines as necessary in the near future.
43)
Based on the apparent age of the waste lines and/or observations made during the inspection, some of the waste lines in this building were near the end of their service life. The client should monitor these lines for leaks and budget for replacing lines as necessary in the near future.
44)
The inspector was informed by the property owner that an underground oil tank is present on the property and is no longer in use. The property owner stated that he decommissioned the tank. Clients should be aware that for the decommissioning to be considered "legal" or certified by the DEQ, soil testing may be required below the tank to verify and document that no past leaking or soil contaminations have occurred or are present. Clients may want to consider contacting the DEQ regarding this issue if of concern.
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.
Type: Tank
Estimated age: 11 years
Energy source: Electricity
Capacity (in gallons): 50
Location of water heater: Basement
Water temperature (degrees Fahrenheit): 135 - Suggest lowering the temperature to 120-130 degrees for safety.
45)
The temperature/pressure relief valve drain line terminated with threaded pipe. This is a potential safety hazard due to the risk of explosion from restricted flow, if an uninformed individual were to install a cap at the bottom of the drain pipe. Possible corrections for this condition may be to replace the drain pipe, cut off the threaded portion of the drain pipe at the bottom, or grinding down the threads.
46)
Substandard wiring was found for the water heater's power supply. The exposed wire is not currently protected by conduit. This is a safety hazard for fire or shock if the wire were to become damaged. A qualified contractor should evaluate and repair as necessary by installing proper conduit.
47)
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.
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.
Heating type: Hot water
Fuel type: Oil
Location of heating system: Basement
Last service date: Last year
Source for last service date: Property owner
Distribution system: Pipes and radiators
48)
An older insulation type material is covering the metal supply pipes for the hot water heating system, prohibiting visual inspection of those lines. Note: the lines appear older and should be monitored for corrosion and leaking conditions. The insulation material may or may not contain Asbestos. It was damaged, deteriorated or friable in some areas. If it contains Asbestos, it may pose a health hazard and require abatement. It is advisable to have this material tested by a qualified & approved laboratory to determine if the material contains Asbestos. If the material is found to contain asbestos, recommend consulting with a qualified asbestos abatement contractor or industrial hygienist. For information on asbestos hazards in the home, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html
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49)
The heating system is a hot water radiant system. It is a specialty system, and only a limited evaluation was performed during the inspection. The system responded to normal operating controls and appeared functional. However, as this is a specialized system that requires specialized maintenance and servicing, I recommend that the system be fully evaluated by a qualified specialist, prior to close of Escrow. Also, clients should obtain additional operating and maintenance information regarding this system from the property owner and HVAC specialist.
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.
Location #A: Living room
Fireplace type: Masonry
Fuel type: Wood
Condition of chimneys: Recommend repair, replacement and/or evaluation (see comments below)
Chimney type: Masonry
50)
The firebox at location #A showed moderate evidence of deterioration, including cracked, deteriorated mortar, concrete. A qualified contractor should evaluate and repair as necessary.
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51)
One or more wood burning appliances such as fireplaces or woodstoves at location #A used an unlined masonry chimney for a flue. Standard building practices require that liners, such as terracotta flue tiles, be installed in masonry chimneys used for venting wood burning appliances. Exhaust gases may seep through gaps in masonry without a liner. This is a safety hazard. A qualified chimney service contractor should evaluate and make repairs as necessary.
52)
No spark screen or rain cap was installed for the chimney flue at location #A. Spark screens prevent the following:
Fire hazard from wood fire sparks and embers exiting flues
Wildlife (birds, rodents, raccoons, etc.) entering flues
Rain caps prevent the following:
Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
Rainwater entering flues and causing damage to masonry from freeze-thaw cycles
A qualified person should install screening and rain caps as per standard building practices.
53)
Because of the flue or fireplace configuration, the inspector was unable to fully view the entire flue(s) to determine if defects or significant amounts of accumulated creosote are present. Recommend that a certified chimney sweep inspect, and clean and repair if necessary. It is advised that a level II chimney inspection be performed by a Certified Chimney Sweep, prior to close of Escrow, as well.
54)
No spark screen or doors are installed on the fireplace. This represents a potential fire hazard. Suggest installation for safety.
55)
The masonry chimney at location #A, B showed major evidence of deterioration, including loose, cracked, deteriorated mortar, bricks. A qualified contractor should evaluate and repair as necessary.
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56)
The masonry chimney crown at location #A, B was missing. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should:
Be constructed using either pre-cast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
Be sloped down from the flue a minimum of 3 inches of fall per foot of run
Extend a minimum of 2-1/2 inches beyond the face of the chimney on all sides
Not directly contact the flue liner (if installed), and this gap should be filled with flexible caulk
Have flashing installed between the bottom of the crown and the top of the brick chimney
A qualified chimney service contractor or mason should evaluate and repair or replace the crown as necessary.
57)
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
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
58)
The range could tip forward, and an anti-tip bracket may not be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
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: Upper level
Location #B: Main level
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
59)
Leaking or dripping was found at the shower head at the upper level bathroom shower. A qualified plumber should evaluate and repair as necessary.
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
Type of windows: Wood, Single pane, Single hung
Wall type or covering: Plaster
Ceiling type or covering: Plaster
Flooring type or covering: Carpet, Linoleum, Tile
60)
Handrails at one or more flights of stairs were not continuous. 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.
61)
Stairs were unsafe due to the following non standard configuration: low overhead clearance. 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.
62)
An upper rear side door leads out to the roof area and represents a potential safety hazard due to the close proximity to the overhead electric wiring and as a fall hazard. The seller stated that a balcony used to be present in that area. Inspector strongly recommends that the door be removed or made non open able for safety.
63)
Significant cracks were found in some ceiling areas. Large Cracks in the front side upper Bedroom walls & ceilings. Ask seller about them. Seller said roofer caused them.
64)
Significant plaster cracks were observed at the walls of one or more rooms. For example, the upper front side bedroom. The seller informed the inspector that the roofer caused cracks in the upper front side bedroom. Suggest asking the seller specifically about this. Clients should consider plaster repair and future monitoring.
If of concern, clients should consult with the appropriate specialist regarding this issue.
65)
Many windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.
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.
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: 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 missing gutters
This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinion's expressed herein are those of the inspector and the inspection company.
FOLLOW-UP INSPECTION POLICY
At the request of our client, a follow-up inspection can be performed by Norwest to verify that the agreed upon repairs have been completed. Note: The Inspector or Norwest Inspection Services, Inc. can not and does not provide any form of guarantee or warranty for any repair work performed by the seller, contractors or others. You should obtain written documentation of all transferable guarantees or warranties provided by the repair contractor(s). In some cases, a visual re inspection cannot verify that the repair made will correct or resolve a prior defect. Future monitoring over time may be needed. Also, the repaired item, system or component may not be visible if concealed, to verify proper or complete repair. Therefor, you should confirm and obtain the appropriate documentation that all repairs, corrections or modifications were properly performed or completed by the appropriate qualified contractor(s) or specialists to meet accepted building practices and that all required building permits, if needed, were obtained final inspection/approval completed. You may also want to consider requesting photo or video documentation of repairs if the repaired item or component will be covered or "finished". The inspector will attempt to verify that the agreed upon repair has been completed. The inspector will alert you if the observed repair does not appear to meet generally accepted building practices or does not appear to function or correct the original noted defect or condition. Note: your Home Inspector is not a code compliant inspector and cannot verify that repairs have been made meet current Code requirements. If of concern, you should contact your local Municipal and the appropriate building inspector.
1. Quality of repairs
If repairs are made to a property based on the results of an inspection, we strongly recommend that the repair work be performed by qualified contractors, not the property owner. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there may not be a need for a follow-up inspection. An additional option is to negotiate a lower price on your home and have repairs made by contractors you choose rather than by the property owner. If you choose this option, you will need to get several professional bids or proposals for an accurate repair estimate.
2. Pest inspections required for some follow-up inspections
On occasion, some follow-up inspections may require a complete, new structural pest inspection. Examples include:
Evaluating a crawl space after carpenter ant infestation was found
Evaluating numerous items throughout a structure after a significant amount of time has passed (original inspection in winter, follow-up in summer)
Our fees for follow-up inspections are as follows:
Follow-up inspection: $150
Follow-up inspections with a structural pest (WDO/WDI) inspection: $250
Additional charges usually apply for travel outside of Multnomah, Clackamas or Washington County.
SCOPE AND LIMITATIONS OF THIS INSPECTION
This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:
Crawl space areas less than 18 inches in height
Attic spaces less than 5 feet in height
Spaces under outdoor decks less than 3 feet high
Exterior cladding, trim & windows of multi story homes that cannot be observed from ground level. Inspection of the exterior of the home is performed from ground level only.
Any portion(s) of the roof that was not safely accessible or visible from safely accessible vantage points on the property. Wood Shake Roofs, Tile Roofs, Steeply sloped Roofs and second story roofs often cannot be safely accessed/walked upon or walking of such roofs may damage them or could possibly cause damage or defects to the roof system. Inspection of items & components of those roofs, listed above, is limited to what is visible from safe vantage points only and some areas of the roof system may not be visible for evaluation. For a full or complete evaluation of any roof that cannot be safety accessed and walked by the home inspector, you should consider enlisting the services of a licensed roofing contractor for further evaluation of the entire roof, prior to the end of your inspection contingency period or close of Escrow.
Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.
Items not Included in this general home inspection:
1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts;
2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.);
3. Noise pollution or air quality in the area;
4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations;
5. Engineering level evaluations on any topic;
6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape);
7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind;
8. Any repairs which relate to some standard of interior decorating;
9. Cracked heat exchangers or similar devices in furnaces;
10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.;
11. Washers and dryers;
12. Circuit breaker operation;
13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;
14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues;
15. Evaluations involving destructive testing;
16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials;
17. Design problems and adequacy or operational capacity, quality or suitability;
18. Fireplace drafting;
19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection;
20. Any evaluation which would involve scraping paint or other wall coverings;
21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.);
22. Legal description of property such as boundaries, egress/ingress, etc.;
23. Quality of materials;
24. Conformance with plan specifications or manufacturers specifications;
25. Flood conditions or plains;
26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis.
As a part of our service, we sometimes provide verbal approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for Norwest Inspection Services, Inc. to recommend any specific contractor.
Evaluations are made as to the present age, and remaining economic life of an item, i.e. water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.
Disclaimer
In some cases we may recommend your consulting a specialist such as a structural engineer, a HVAC contractor or a licensed electrician. Such specialists further evaluations may identify additional defects or deficiencies or recommend some upgrades that could affect your evaluation of the property and its components. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT.
THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND WERE NOT READILY APPARENT AT THE TIME OF INSPECTION.
THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO NORWEST INSPECTION SERVICES, INC.
Thanks again for using our service. We sincerely hope you were fully satisfied with your inspection experience with us and if we can answer any questions or be of any further assistance, please call us at (503) 663-5135. The greatest compliment we can receive is a personal referral from our clients. If you have a family member, friend or co-worker in need of a high quality, professional home inspection, please pass on our name and contact number to them. Rest assured, we will provide them with the same level of exceptional service, professionalism and a thorough property inspection that we provided for you. Thanks again for choosing Norwest.
Craig Cooper
Norwest Inspection Services, Inc.
