Puget Sound Inspections


201 N 10th St 
Mount Vernon WA 98273-3330
Inspector: Clark Schacht
WA St License #1007

Property Inspection Report
Client(s):  Smith
Property address:  818 North St
Mount Vernon WA 98273
Inspection date:  Friday, February 22, 2013

This report published on Tuesday, May 21, 2013 1:21:11 PM PDT

View report summary

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor 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

Table of Contents
General Information
Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
 
General Information Return to table of contents
Report number: 20120222-briar
Time started: 8:30
Time finished: 1:45
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Heavy rain, Windy
Temperature during inspection: Cold
Type of building: Triplex
Buildings inspected: One house
Age of main building: 1963
Source for main building age: Realtor
Front of building faces: East
Main entrance faces: Eastalternate entrances on north and west sides
Occupied: No according to realtor, home has been vacant for over 2 years
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
 
Grounds Return to table of contents
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: StairsteppedHome sits on a stepped lot giving it a daylight basement, lot is sloped/stepped above and below structure
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Unpaved, dirt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concreteWood expansion joints between some of the concrete walkways dont appear to be pressure treated, although not required, advise watching these, and replace as they deteriorate
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
2) Stringers for stairs on south side of house up to deck are not properly attached. A qualified contractor should repair as necessary. For example, by installing additional bracing or supports, or removing stringers and providing a more positive connection to the landings.

Photo 14  
point of actual bearing at right arrow
 

3) The driveway sloped down towards the garage or house. Drain at bottom of driveway appeared to be functioning. There appears to be water pooling around drain in heavier rains. This may be due to the need to simply clear the grate of yard/tree debris. There also appears to be undermining around the edge of drain opening, possibly indicating a problem with the connection. Recommend that a qualified person clear drains as necessary and inspect the undermining issue in detail, make repairs if needed.

Photo 16  
 

4) Fungal rot was found in the end of a beam on south side of house, under deck. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
5) A large tree stump was close to the building exterior on the north side of house, backside of garage. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend that large tree stumps within a few feet of the building be removed by a qualified tree service contractor.
 
Exterior and Foundation Return to table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Brick
Wall covering: Solid brick (not veneer)
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
6) Planters were attached to the building exterior. This can result in high levels of moisture at the building exterior near planters. Many of these planters showed signs of heavy rot. It is a conducive condition for wood-destroying organisms. Recommend removing planters, or repairing so there is a gap of at least 2 inches between planters and the building exterior for better airflow and to allow building exteriors to dry quickly.

Photo 4  

Photo 5  

7) Fence(s) were attached to or in contact with the building exterior. Such attachments can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This particular fence shows signs of wood-destroying insects now or in the past. Recommend that a qualified person repair or replace as necessary.
8) Tree on south side of house leaning toward house. Damage to the building can occur, especially during high winds. Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.

Photo 8  
 

9) Vegetation was in contact with or close to the building exterior in several areas. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
10) Soil was in contact with or less than 4 inches from brick at different points around home.. For most residential installations of this type, this is a conducive condition for wood-destroying organisms. Weep holes may be covered. Condensed water behind the veneer may not be able to escape, and moisture can accumulate in the wood structure behind. Recommend grading and/or removing soil as necessary to maintain a 4-inch clearance.
11) The paint finish in some areas of trim was failing (e.g. peeling, faded, worn, thinning). Trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

Photo 17  
 

12)   Lean-to shed on east side of house against garage shows major signs of ground contact, rot, rodent infestation. Suggest repair or removal by a licensed contractor.

Photo 7  
 
 
Basement Return to table of contents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.

Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Concrete
13) Unable to verify safety glass in downstairs basement door to exterior.Glazing that is not approved safety glass located in areas subject to human impact is a safety hazard. Approved safety glass should be used in all swinging doors except where "art glass," jalousie windows or glazing smaller than 3 inches is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.
 
Roof Return to table of contents
Roof inspection method: Traversed
Condition of roof surface material: Near, at or beyond service life
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: Appears to be a single layer, but cannot determine for sure until roof is being repaired/replaced
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Near, at or beyond service life
14) Evidence of wear, loss of ceramic granules, missing and broken shingles show that the roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future.

Photo 1  
 

15) Many composition shingles were cracked, broken, missing, damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. I recommend that a qualified contractor repair as necessary. For example, by replacing shingles. In addition, there is a lack of venting to the upper roof area, this should be remedied upon roof repair/replacement
16) Much of the facia behind wood gutters is showing signs of moisture. This is caused by a poor interface between roof and gutter. Holding moisture in and around these areas can result in rot, and wood-destroying insects. This is cause by a sub-standard roof, gutter, or both, recommend areas inspected by a qualified contractor.
 
Attic and Roof Structure Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling insulation material: Fiberglass roll or batt
Roof ventilation type: Soffit vents only exist and are blocked. no ridge vents or otherwise, but attic space appears to vent adequately at this time. Advise roof or ridge venting upon replacement of existing roof
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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed that which could be, area that is vaulted, (living room) cannot be traversed, inspection from underneath and on roof appeared sound, but with the condition of the existing roof, it is impossible to know. It appears that there may have been a leak at one point given the signs on the edge of the ceiling cover on the west side. Testing with a moisture meter indicated no water at time of inspection.
17) Much attic insulation has been torn up by rodent infestation. Advise removing and cleaning of existing insulation in question and replacing.
 
Garage or Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of garage vehicle door(s): Appeared serviceable
Number of vehicle doors: 2
Condition of automatic opener(s): No auto garage door openers exist at time of inspection.
Condition of garage floor: Appeared serviceable
18) Man door to north side of garage does not appear to be safety glass, in addition, there is no threshold at this door, these can be safety issues, as well as water into garage. Recommend upgrading to a modern, safety glass door.
19) Door between garage and house is a half light standard glass door. Todays standards recommend a
20) Extensive rodent infestation is evident in garage, garage attic crawl space, and small room off garage. Evidence along west wall of garage where rodents were getting into garage through wall and insulation. There is evidence that rodent abatement is underway, recommend continue monitoring.
21) Serious rodent infestation appears to be current, abatement is underway, recommend continue and monitoring.
22) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
 
Electric Return to table of contents
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): Could not be determined at time of inspection.
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Condition of main service panel: Appeared serviceable
Location of main service panel #A: located in hall between garage and living room behind mirror
Condition of branch circuit wiring:
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible
Solid strand aluminum branch circuit wiring present: None visible
Carbon monoxide alarms installed: No, recommend install of all new smoke detectors. Just one smoke alarm found at bottom of stairs, did not test, very old, replace, and add throughout house
Limitations: The following items are not included in this inspection: 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
23) Panel was located in a cabinet. This is not an approved location for electric panels. Rspace on each side of panel was obstructed by cabinets making it difficult/dangerous to remove/replace panel cover and work on wiring inside.ecommend that a qualified electrician move the panel or make repairs per standard building practices.
24) One circuit breakers in panel were "double lugged," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Also one white wire on right side needs to be re-identified. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP

25) Bare wire ends, or wires with a substandard termination, were found under upper deck, south side of house. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.

Photo 6  
 

26) Receptacle in west yard reverse-polarity wiring, where the hot and neutral wires were reversed. Also the wiring is improperly run up the tree, exposing it to mechanical damage. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?RPR

Photo 9  
 

27) Smoke alarms were missing . Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM

28) There are several electrical receptacles throughout home installed above baseboard heating units. This is not an accepted practice, anything plugged into these outlets has the risk of becoming a fire risk. Recommend removing outlets, and installing blank cover plates.

Photo 12  
 

29) Wall mounted light in toilet area both upstairs and downstairs shows possiblility of of mechanical damage/ risk of personal injury. There may be other fixtures more appropriate to this application or remove completely.

Photo 11  
 

30) several cover plates for switches, receptacles (outlets) or junction boxes were missing or broken in basement laundry area, wood box area next to fireplace, and several outside on house and among landscaping. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary and assess the condition of outlets and switches around property.
31) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM

32) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits. It is important to note that many homes of this age do have the 3-wire circuits in them, and chose at the time not to use, this could be a relatively simple alternative.
33) One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
34) Ceiling style lights in hallway on main floor. There is a high risk of mechanical damage, personal injury using this style of light. There are others more suitable for this, recomend removal/replacement
35) Unidentified low voltage transformer found inside 110/220 electrical panel. This component is not allowed inside this box, and can result in fire and/or shock. Transformer should be removed and reinstalled in a more advisable location by a licensed electrical contractor
36) Attic crawl space NE corner evidence of sheathed wire with jacket stripped off, and connections made inside a junction box with no collared strain relief. Risk of electrical shock/fire. Recommend licensed electrical contractor to make repairs as needed.

Photo 15  
 

37) Downstairs bath has outlet with no ground and is hanging out of wall, recommend repair/replace with GFCI by licensed electrical contractor.
38) The legend for circuit breakers or fuses in panel was incomplete. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
39)   GFCI receptacles do not exist in or around the home. Risk of shock exists with non-GFCI receptacles in kitchen and bath areas, as well as outdoors. Recommend a licensed electrician upgrade any outlets as needed.
40)   Around house and in yard there are several areas of unconventional wiring including dead ends and wire run without conduit. This is an unsafe condition, all exposed wiring in use should be in conduit and end in boxes, any unused wiring should be removed, all by a licensed electrical contractor.
41)   Unconventional wiring under upper cabinet to right of range in kitchen supplying power to under cabinet light. Sheathed wiring should not be exposed due to risk of damage/electrical shock. Recomend licensed electrical contractor evaluate and repair as needed.

Photo 10  
 

42)   One breaker was tripped in main panel, there were several outlets that were not functioning, this may be due to the tripped breaker, we do not reset breakers, recommend electrical contractor examine.
43)   Attic crawl space has a connection made near entry without strain relief or junction box, recommend licensed electrical contractor make repairs as needed.

Photo 18  
 
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Vent pipe material: Galvanized steel
44) The water supply pressure was greater than 120 pounds per square inch (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 likely to burst with higher pressures. 40-80 PSI is considered the normal range for water pressure in a home, and most plumbers recommend 50-60 PSI . Recommend that a qualified plumber evaluate and make adjustments to pressure regulator in basement hall to reduce the pressure to below 80 PSI . The pressure regulator was also making noise during inspection, which may lead to the fact that the regulator is defective, and replacement would take care of both issues.

Photo 20  
 

45) One or more leaks were found in drain pipes or fittings. A qualified plumber should evaluate and repair as necessary.
46) Dishwasher in kitchen had no visible airgap, and upon further inspection found an unconventional drain system for equiptment underneath. Recomend evaluation, repair, replacement by qualified plumbing contractor.
47) Existing leaks under both sinks in upstairs bath. They do not appear to have leaked for long, but if continue, will damage cabinets, flooring. Recommend service/repair by licensed plumber or other qualified person
48)   Many outdoor valves were non- frost free, some were not functioning so could not be assessed on day of inspection. The only Frost free bib showed pressures in excess of 120psi well over the suggested 80 psi max. This can lead to failure of fittings and valves, recommend a licensed plumber evaluate all outdoor hose bibs, change non frost free bibs, and adress pressure issue.
 
Water Heater Return to table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: TankModel MI5036FBN
Energy source: Natural gas
Estimated age: 2006
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Laundry room, Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 119 degrees
Condition of venting system: Appeared serviceable
 
Heating, Ventilation and Air Condition (HVAC) Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Electric heaters
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 1993
Location of forced air furnace: Basement, Closet
49) The furnace did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
50) Family room baseboard heater in basement was inoperable. Recommend that a qualified electrician repair or replace as necessary.
51) Baseboard heater in family room did not respond to thermostat. Recommend a qualified electrical contractor check/repair
52) Could not get the gas furnace to respond. In addition, this unit as set up does not look sufficient to heat entire home. Recomend a licensed HVLP contractor to inspect and suggest upgrade of the distribution system for the unit.
 
Fireplaces, Stoves, Chimneys and Flues Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not 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, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Wood-burning fireplace type: Ceramic and masonry
53) The glass in the wood stove door was cracked or broken. Air may leak as a result and efficiency can be reduced. Recommend that a qualified contractor replace this glass.
54) No spark screen or rain cap was installed at west chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.

Photo 2  

Photo 3  

55) Wood-burning fireplace in living room is insulated over the fireplace. Remove before using. Recommend cleaning and inspection by qualified professional, furthermore, when such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
http://www.reporthost.com/?CSIA

56) The gasket for the wood stove door was deteriorated, damaged or missing. The door may leak and efficiency can be reduced. Recommend that a qualified person replace the gasket.
57) Chimney at top of ceiling in living room shows moderate efflorescence, a condition indicating moisture into brick. This can lead to decay of brick and compromising of chimney. This further enforces the need for an arrestor and rain cap over that portion of the chimney at roof level. Recomend evaluation by qualified professional.

Photo 13  
 
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher:
Condition of range, cooktop or oven: Appeared serviceable
Condition of refrigerator: Appeared serviceable
58) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can 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. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB

59) No air gap was visible for the dishwasher drain. An air gap is a device that makes the drain line non-continuous, and prevents waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have this device built in. Recommend determining if an air gap device is built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install an air gap per standard building practices.
60) The sink faucet was dripping. Recommend that a qualified person repair as necessary.
61) Range is below grade of the top of countertop. This can be a scorching risk and ultimately fire. A shield is available for an application like this, or the range could be raised to bring it within proper height requirement
 
Bathrooms, Laundry and Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; 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: Full bath, first floor
Location #B: 3/4 bath, basement
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: wall fan
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
62) One or more sink drains were leaking at location(s) #B. A qualified person should repair as necessary.

Both sinks

63) The clothes dryer exhaust duct was disconnected, loose in one or more places. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person make permanent repairs as necessary. For more information, visit:
http://www.reporthost.com/?DRYER
 
Interior, Doors and Windows Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Casement, Fixed
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster, Paneling, Wallpaper
Ceiling type or covering: Drywall or plaster, Wood & beam
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
64) The inspector was unable to verify that the glass used in one or more exterior doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.
65) Handrails at one or more flights of stairs were too low and pose a fall hazard. Handrails should be located at least 34 inches and at most 38 inches above the nose of each tread/riser. Recommend that a qualified person repair per standard building practices.
66) Guardrails at stairway with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
67) Guardrails were too low. This poses a fall hazard. Guardrails should be at least 36 inches in height. Recommend that a qualified contractor replace or repair guardrails per standard building practices.
68) One or more handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
69) Stains were found in a small area above wall on south side of living room. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.
70) Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
71) Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
 

Photo 19  
 

 
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