| Property Inspection Report | |
| Client(s): | Inna Sablina |
| Property address: | 10400 SE Cook Ct Milwaukie, OR 97222 Space # 41 |
| Inspection date: | Tuesday, December 23, 2009 |
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | 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 |
| Exterior | Return to table of contents |
Trip hazard(s) exist at stairs due to non-uniform riser heights. Standard building practices call for riser heights not to vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) 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 or replace stairs so all riser heights are within 3/8 inch of each other.
 Photo 7 |
 Photo 9 |
 Photo 25 varied riser heights
|
Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
 Photo 10 Railing gap is larger than 4 "
|
One or more exterior electric receptacles aren't waterproof or rated for use in wet areas. This is a safety hazard due to the risk of shock and fire. Repairs should be made as necessary, and by a qualified electrician if necessary, so all exterior receptacles are waterproof as per standard building practices.
 Photo 31 Broken exterior outlet cover.
|
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.
Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Wood siding and/or trim is rotten in some areas as a result. A qualified contractor should evaluate and repair as necessary, replacing all rotten wood. Also, the soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
 Photo 16 Door is missing hardware to latch shut
|
 Photo 19 Trim board deteriorated/ soil matter to close to material
|
 Photo 78 Moisture damage to skirting on South side of crawl space
|
Recommend deck ledger board be fastened with appropriate lag screw bolts
 Photo 84 Undersized nails supporting deck ledger board. (2x6 PT material
|
Recommend removal of wood debris under home
 Photo 76 Wood debris in crawl space
|
Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
 Photo 18 Hardy plank loose/ attach and caulk
|
Stair tread is sloped toward house. Recommend tread slope that moves water away from siding and home
 Photo 4 |
 Photo 5 |
 Photo 81 Open area at West side of home
|
 Photo 88 Missing skirting at West side of Deck
|
 Photo 89 Locked large shed
|
 Photo 90 Paint on edge of windows
|
 Photo 91 Missing hardware to access door
|
 Photo 92 Broken bubbler
|
| Roof | Return to table of contents |
 Photo 68 Moss on West side of roof
|
 Photo 69 Gutter filled with debris on south side of roof
|
One or more sections of roof flashing are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.
 Photo 64 Rusted drip edge
|
One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.
 Photo 71 Elevated shinge
|
Vent to short / snowfall could block and create plumbing issues.
 Photo 70 Short vent pipe on South/west side of roof. Snow could block vent
|
Recommend repairs to roof on smaller shed .Shingles missing
 Photo 21 Shed roofing material missing.
|
 Photo 22 Shed roofing shingles missing. Wood fascia missing
|
 Photo 26 Gap and moisture on shed sheathing
|
 Photo 27 Shed sheathing
|
 Photo 73 North side of roof
|
 Photo 74 South side of roof
|
 Photo 75 South side of roof
|
| Electric service | Return to table of contents |
Recommend replacing incorrect cover plate
 Photo 38 Incorrect electrical cover plate for dryer.
|
 Photo 33 200 amp electrical service panel/ breakers
|
 Photo 3 200 amp service meter
|
| Heating and cooling | Return to table of contents |
The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
 Photo 34 |
 Photo 35 |
 Photo 36 |
 Photo 37 Interior of heating motor unit with dirt build-up
|
The estimated useful life for most heat pumps is 15 to 20 years. This heat pump appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
 Photo 23 Heat pump covered with icy frost
|
No filter is visible for the heating/cooling system. As a result, unfiltered air will flow through the system, and the heating/cooling equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed. If necessary, guides or retaining devices should be installed or repaired so filter(s) are securely anchored and gaps around edges are minimized.
The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
| Plumbing and laundry | Return to table of contents |
The water supply pressure is 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.
 Photo 13 Main water shut-off
|
No clothes dryer exhaust duct is installed. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A rigid or semi-rigid metal exhaust duct should be installed as per standard building practices, and by a qualified contractor if necessary. For information, visit:
 Photo 39 Dryer exhaust pipe missing
|
| Crawl space | Return to table of contents |
 Photo 77 Open belly wrap
|
 Photo 79 Open belly wrap in crawl space
|
 Photo 80 Open belly wrap under home
|
 Photo 82 Open wrap at main electrical service entrance
|
| 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.
 Photo 40 Bad ground in kitchen receptacle next to sink
|
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.
 Photo 45 Drain line from dishwasher missing high loop before connection to sink waste line.
|
The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
 Photo 43 Presence of water to cabinet floor board for leak.
|
 Photo 44 Leaking waste line on garbage disposal unit
|
| Bathrooms | Return to table of contents |
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 32 Inoperable receptacle in master bath
|
One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
 Photo 51 |
 Photo 57 Caulking missing around sink
|
Hall bath surround loose.
 Photo 54 bath tub surround not secured to wall
|
Shower head pipe not secured to shower wall.
 Photo 61 Loose shower head pipe in master bath
|
Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
 Photo 55 caulking missing/repairs needed
|
Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
 Photo 56 Caulk missing on the upper edge of tub surround
|
Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
 Photo 47 Exposed caulking around hall bath sink
|
Photo 57 Caulking missing around sink
|
 Photo 58 Caulking missing/repairs needed
|
Minor damage and/or deterioration was found at countertops in one or more areas. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary.
 Photo 48 |
 Photo 50 Open area around toilet water supply line
|
|
Photo 61 Loose shower head pipe in master bath
|
| Water heater | Return to table of contents |
 Photo 93 |
 Photo 94 |
