Website: http://www.ramhomeinspections.com
Email: robertbackus52@comcast.net
Phone: (425) 422-8012 · (360) 668-8903
FAX: (360) 668-8903
Inspector: Robert Backus
U B I #602 640 904
NACHI #06081595
WSDA SPI #74412
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Property Inspection Report |
| Client(s): |
East County Park and Recreation |
| Property address: |
20322 Broadway Ave SE
Snohomish, WA 98296 |
| Inspection date: |
April 2, 2010 |
This report published on Monday, April 05, 2010 4:07:19 PM PDT
View summary page
This report is furnished at your request for your exclusive use as an aid in determining the physical condition of the subject premises, and the equipment therein, subject to the conditions and limitations stated below.
As requested, we have inspected the referenced property, including the building and site, and have made evaluations for the purpose of forming an opinion of its condition.
We evaluate the condition of only those items concerning the building and its site that are mentioned in the report. Our statements and conclusions are made only about what is visible, and about spot checks of the various items mentioned in the report at the time of the inspection. Because of the hidden nature of some items, and the fact that we do not perform destructive testing, not all items can be checked.
The inspection and report are not intended to be technically exhaustive, nor has every component or system been totally inspected, or every possible defect or deficiency discovered and reported on. Nothing is necessarily disassembled, moved, opened, excavated or otherwise to perform this inspection. All conditions which, because of their nature and location are concealed, camouflaged, hidden or invisible, and are difficult or impossible to inspect, are excluded from this report, however many items hidden from view are manifested on the exterior surface.
You should not assume that an item not mentioned in the report is satisfactory, acceptable or in working order. Do not consider this report to be a warranty or guarantee of any kind. All statements regarding our observations are based on our experience and best opinions.
It is our goal to provide you knowledge about the subject property to assist you in making an objective opinion of its condition. This report is general in nature and intended only as a partial guide for you, our client, to make your own evaluation of the overall condition of the property. This report does not reflect the value of the premises or make any representation as to the advisability of purchase.
You have requested this report because you may feel quite positive about purchasing the referenced property. The report may appear and seem negative and overwhelming at first, but read it objectively and remember that all buildings have problems and deficiencies. The magnitude of these is what is important, and how much concern you should give them is what is crucial in your decisions about the property.
The report consists of the inspector’s observations, findings, opinions and conclusions based on his judgment from a visual examination of the exposed or the readily accessible portions of the premises. No inspection was made of areas that were obstructed, concealed, or closed off. Although the inspector made as thorough an inspection of the premises as is possible within practical limitations of time and cost constraints of the task, this precludes the inspector from doing any destructive testing of any kind or degree, such as drilling holes, probing into materials, prying apart materials or structures or scraping of finishes.
If you require more certainty or more thoroughness than this, you should retain specialists who will be willing to do more in-depth destructive testing.
Furthermore, you are warned that, while the premises and/or the equipment may appear to be in good condition when examined, certain defects may be concealed, very subtle, may not be discoverable upon visual examination, or may not be evident under the particular conditions existing at the time of our inspection. Also, some defects may develop after completion or the inspection, due to weather and many other variable factors. Some materials can and do deteriorate rapidly. Also, many structural components have a limited useful life that varies somewhat with exposure to the elements and the use and care given such components. Since there is seldom a reliable way of knowing these factors, it is difficult to say whether any part of the dwelling has any given life expectancy.
This written report supersedes and amends all oral reports or comments that may have been given you.
This report is furnished to you on the express condition that neither the inspector signing the report, not “RAM Home Inspection”, nor any of its employees or agents shall be liable for any loss, cost, damages or consequences of any kind resulting from or arising out of any statement or opinion made herein for any mistake, error, omission, or negligence made or committed by any of said parties, whether reflected in this report or not beyond a refund of the amount paid for it. Therefore, nothing in this report should be construed as certifying the condition of any part of the premises or equipment therein, nor is it intended to be a guarantee or warranty of its soundness, merchantability, or fitness for use. You are not to rely on this report as a basis for determining the value of the premises or whether same should or should not be purchased.
You may not use this report unless it is understood and agreed that “RAM Home Inspection” liability is limited as stated and that there are no warranties or guarantees as stated.
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 | 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
Report number: WSDA ICN # 367BEO22
Time started: 10:00 am
Time finished: 12:30 pm
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions: Cloudy, Rain
Temperature: Cold
Ground condition: Wet
Inspection fee: $250.00
Payment method: Invoiced
Type of building: Single family, Detached garage
Buildings inspected: 2
Front of building faces: East
Main entrance faces: East
Occupied: Yes
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: Near end of service life
Fence and gate material: Wood
Site profile: Level
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below)
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)
Condition of guardrails: 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)
Condition of handrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
1)
Major Defect, Repair/Replace, Evaluate
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Most or all of the fencing was damaged or deteriorated. A qualified contractor should evaluate and replace or repair sections as necessary.
Photo 1
Note the screen door leaning against the concrete blocks.
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Photo 6
Very little of this fencing system is worth saving.
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Photo 8
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2)
Repair/Replace, Evaluate
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Rot or water damage was found in one or more structures covering decks, patios and/or porches in lattice boards, Sheathing.. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
Photo 5
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Photo 26
Roof sheathing shows signs of leakage above the rear porch.
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3)
Repair/Replace, Evaluate
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Rot or water damage was found in the front exterior stair treads and handrails. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
Photo 3
The treads are very soft and the rails need like the window frames suffer from a lack of finish.
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4)
Repair/Maintain, Comment
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Every exterior wooden window frame has failing paint and is suffering from rot and decay as a result from a lack of maintenance..
Photo 18
Failing paint with rot as a result.
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Photo 19
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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: Vinyl
Condition of foundation and footings: Appeared serviceable
Foundation type: Unfinished basement, Crawlspace
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Condition of floor substructure: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Bearing wall
Beam material: Solid wood
Floor structure: Solid wood joists
Crawl space inspection method: Not inspectedThe kitchen appears to be an add on in the form of a "bump out" off the north end of the structure over a small crawl space. The opening to this crawl space had been nailed shut.
Condition of the basement: Required repair and/or evaluation (see comments below)
5)
Repair/Replace, Monitor
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The was a small amount of mold observed in the drywall directly under the basement stairs.
Photo 37
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6)
Repair/Maintain, Comment
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The dryer vent consists of a hole through the upper basement wall to the exterior. This hole is not in use and is wide open to animal and insect intrusion and should be blocked.
Photo 39
Dryer vent hole not in use. Yellow arrow points to the oil tank lines which also penetrate the concrete wall to the exterior.
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Near end of service life
Roof type: Gable
Age of roof surface(s): 25> approx.
Source for building age: Inspector's estimate
Roof inspection method: Viewed from ground with binoculars, Viewed from windows
Condition of shingle and/or shake roof surface materials: Beyond service life
Roof surface material: Wood shingles
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Attic inspection method: Viewed from hatch(es)
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Mineral wool loose fill
Roof ventilation: OK
7)
Major Defect, Repair/Replace, Evaluate
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All sections of the wood shake roof surface were beyond or at the end of their service life and need replacing now. The client should consult with a qualified roofing contractor to determine replacement options and costs.
Photo 50
As seen through a dirty window, deteriorating and missing shakes.
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Photo 51
A displaced shake.
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8)
Repair/Replace, Evaluate
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Some wood shakes are rotting and becoming fodder for moss. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
Photo 9
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Photo 56
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9)
Repair/Replace, Evaluate
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Many downspouts are missing. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.
Photo 10
Gutter and downspout missing from this end of the garage.
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Photo 16
A hanging elbow (red) misses the rest of it's assembly. The yellow arrow shows the downspout hole in the gutter where the water pours through.
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10)
Repair/Replace, Evaluate
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One or more gutters were poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
Photo 11
Results of a gutter's overflow.
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Photo 12
Overflowing water on it's way to the ground. Note the discoloration of the water-soaked and blackened facia.
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Photo 15
A semi detached area of gutter spills water onto the ground. off the rear porch deck.
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11)
Repair/Replace, Evaluate
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Extensions such as splashblocks or drain pipes for downspouts were missing, mis-aligned. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
Photo 4
Not that there is any water coming out of this elevated downspout extension, but it should be pointed away from the foundation.
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Photo 21
The extension line has become disconnected from the downspout.
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Photo 27
This downspout stops about a foot above a hole in the deck .
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12)
Repair/Replace
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The attic access hatch was too small to allow easy access for periodic evaluation of the attic. Standard building practices require hatches to be at least 22 by 30 inches in size, and in accessible areas. Recommend having a qualified contractor enlarge the attic access as per standard building practices.
13)
Repair/Maintain, Evaluate, Comment
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There is evidence of past moisture intrusion on many of the rafters and on the chimney masonry. No active leaks were observed at time of this inspection.
Photo 53
The lighter discoloration of the interior gable material shows past moisture problems as well.
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Photo 54
Efflouresence on the masonry indicated past moisture presence.
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14)
Maintain
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Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
Photo 57
Moss loves soft wood and moist gutters. In the foreground, note the lack of finish on the window sill outside.
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15)
Comment
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Because of the weather, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
16)
Comment
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One or more downspouts terminated above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.
Photo 2
Not securely fastened to the gutter above.
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Detached
Condition of detached garage or carport structure: Required repair, replacement and/or evaluation (see comments below)
Condition of garage: Required repair, replacement and/or evaluation (see comments below)
Condition of garage vehicle door(s): Missing and needs replacement.
17)
Safety, Repair/Replace, Evaluate
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The interior or the garage structure was damaged. A qualified person should evaluate and repair as necessary, and as per standard building practices. Several of the cross support beams were broken.
Photo 13
A perfect beam before it was used for pulling engines. Nice repair job.
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18)
Major Defect
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The detached garage roof surface material was beyond the material's service life. A qualified contractor should replace the roof surface.
Photo 14
These are just a few of the displaced shakes that are freely blowing around and ready to fall.
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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: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Service voltage (volts): 120/240
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Knob and tube, Copper clad
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: No
Carbon monoxide detectors present: No
19)
Safety, Repair/Replace, Evaluate
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Non-metallic sheathed wiring was routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. 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 33
These basement wires are exposed and hot.
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Photo 28
Many of these older (dark) wires have been abandoned.
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Photo 29
Exposed non metallic sheathed wiring over a window that opens upward toward the ceiling. Note the black mold in between the joists.
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20)
Safety, Repair/Replace, Evaluate
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This property had "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.
Photo 34
The red light indicates the wire is energized.
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21)
Safety, Repair/Replace, Evaluate
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Many open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
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.
Photo 32
Tester results are somewhat blocked by the date stamp, but a closer look reveals only the middle indicator is lit, meaning "open ground".
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22)
Safety, Repair/Replace, Evaluate
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Some light fixtures were loose. A qualified person should evaluate and repair or replace as necessary.
Photo 35
This fixture is not only loose but may be mis-wired also. Tenant claims that it doesn't work even though the tester here shows that it's hot.
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23)
Safety, Repair/Replace
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No smoke alarms were visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
24)
Safety, Minor Defect
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One or more screws were missing from the cover to panel #A and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
25)
Safety, Minor Defect
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Some cover plates on junction, receptacle, switch boxes were missing . They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.
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.
Water service: Public
Supply pipe material: Copper, Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Condition of fuel system: Appeared serviceable
Location of main fuel shut: At meter.
26)
Evaluate, Comment
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The furnace appears to be an oil burning unit converted to a gas fired unit. Two copper feeder lines were observed going from this unit through the basement wall to the exterior. An unsuccessful attempt was made to locate an oil tank. I would recommend looking into some public records to see if in fact the tank was removed or decomissioned when the conversion to natural gas was made back in the mid eighied.
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Beyond service life
Type: Tank
Estimated age: 25 yrs approx.
Energy source: Natural gas
Capacity (in gallons): 50
Location of water heater: Basement.
27)
Safety, Repair/Replace
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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.
Photo 30
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28)
Comment
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The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Photo 31
This unit was manufactured in 1985.
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Required repair, replacement and/or evaluation (see comments below)
Location of heating system: Basement
Heating type: Forced air
Fuel type: Natural gas
Condition of distribution system: Required repair, replacement and/or evaluation (see comments below)
Distribution system: Ducts and registers, kind of.
29)
Repair/Replace, Evaluate
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One or more air supply ducts were removed and missing. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make permanent repairs as necessary.
Photo 40
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Photo 42
Hanging ductwork. Where's the rest of the system? Note the moisture stains on the subfloor. This is located just below the main bath room.
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30)
Evaluate, Comment
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The estimated useful life for most forced air furnaces is 15 to 20 years. The inspector was unable to determine the age of the furnace. The client should be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
Photo 38
The main duct from the furnace plenam. Should heat the basement nicely but not the rest of the house since it is not connected to anything.
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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: Near end of service life
Condition of dishwasher: Near end of service life
Condition of range, cooktop: Near end of service life
Condition of refrigerator: Near end of service life
Condition of built in microwave:: Near end of service life
31)
Repair/Replace, Evaluate
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Black mold and water stains were found in the wall and shelving below the kitchen sink. Plumbing leaks may have occurred in the past. Recommend having a qualified licensed plumbing contractor evaluate and repair.
Photo 44
This drywall should be removed and the wall cavity examined for more mold growth.
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Photo 45
The stench is noticeable when the doors are opened.
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32)
Repair/Replace, Evaluate
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The garbage disposal was noisy or vibrated excessively. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
33)
Repair/Replace, Evaluate
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High moisture content readings were taken of the subflooring in front of the dishwasher and kitchen sink. Since the crawlspace area underneath was unaccessible, it was not determined if the leak was active or just how much damage exists in the subfloor material at this location.
Photo 46
The needle is pegged in front of the sink.
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Photo 47
The flooring is buckled slightly in front of the dishwasher.
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34)
Comment
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The estimated useful life for most kitchen appliances is 10 to 15 years. The following appliances appeared to be this age and/or their useful lifespan and may need replacing at any time: dishwasher, refrigerator, range, microwave, garbage disposal. Recommend budgeting for replacements in the near future.
Photo 24
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Photo 48
Decorative piece of microwave is missing.
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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: Third floor bath with shower.
Location #B: Main floor bath.
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
35)
Repair/Replace, Evaluate
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The drain in the sink at location #A is blocked . A qualified person should evaluate and repair as necessary.
Photo 55
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36)
Repair/Replace, Evaluate
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Elevated moisture conditions were found in flooring at the base of the toilet at location #A and #B: A qualified contractor should remove toilet(s) where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.
Photo 59
The needle is pegged. Mold only needs a third of what is indicated in this reading.
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37)
Repair/Replace, Evaluate
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Moderate moisture damage was found in floor, wall, and window frame areas by the shower at location #A, B. A qualified person should evaluate and repair as necessary. Elevated moisture readings were taken of the studs where the shower window is affixed in location as well as the surrounding floor. The wall and floor in location B also had high moisture readings..
Photo 49
Moisture stains on the wall in the main floor bath.
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Photo 60
Third floor shower wall under the window reading indicates heavy moisture content beneath the surface. Note that there is mold just under the window trim above.
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Photo 61
Mold growth on this vinyl flooring by the shower.
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Photo 62
Rotting window sill in this shower.
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38)
Repair/Replace
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The sink at location #A is loose, or not securely attached to the wall behind it. A qualified person should repair as necessary.
Photo 58
Not that this sink actually functions, but the one piece top is not secured to the cabinet on which it rests. This makes the plumbing vulnerable to damage if it is moved .
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39)
Repair/Replace
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The bathroom with a shower at location #A didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
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 and wood with glass.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Type of windows: Aluminum, Vinyl, Single pane, Casement
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall, Plaster
Condition of walls: Appeared serviceable
Ceiling type or covering: Plaster
Condition of ceilings: Appeared serviceable
Flooring type or covering: Wood, linoleum
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
40)
Safety, Comment
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This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint:
http://www.cpsc.gov/CPSCPUB/PUBS/5054.html
http://www.cpsc.gov/CPSCPUB/PUBS/5055.html
41)
Repair/Replace
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Glass in one or more exterior doors was broken. A qualified contractor should replace glass where necessary.
Photo 25
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Photo 43
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42)
Repair/Replace
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interior doors were missing. A qualified person should repair or replace as necessary.
43)
Repair/Replace
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Some interior door hardware was missing. A qualified person should repair or replace as necessary.
Photo 52
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44)
Repair/Replace
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Glass in many, basement windows are cracked or broken. A qualified contractor should replace glass where necessary.
Photo 17
Cardboard works in a pinch.
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Photo 20
Not that anyone would actually try, but it's a long drop to the floor. This window is actually nailed shut from the inside.
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45)
Repair/Replace
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Wood flooring in many areas was significantly worn, deteriorated or damaged. A qualified contractor should refinish wood flooring as necessary.
46)
Evaluate, Comment
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A view of the main floor bathroom subfloor and related plumbing components as taken from the basement indicates past water leaks.
Photo 41
All the light and dark discoloration in this photo indicates past leaks and water damage.
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NOTE: Conclusion and Pre-Closing Walk Through.
(RAM Home Inspection)” is not a pest and/or mold remediation and control company, and we are not licensed, qualified or trained pest and/or mold remediation and control operators. We recommend pest and/or mold remediation and control applications only as a courtesy to our customers or anyone else, for reasons such as the presence of humidity ,moisture, water, the presence of contributing conditions for these pests and molds, and age or locations of specific items or buildings. If you feel pest and/or mold remediation and control are necessary at this time or any time later, we recommend you obtain it before purchase from a qualified Washington State licensed pest and/or mold inspection and discovery, remediation and control and treatment company.
Remember, our goal is to determine what is visibly wrong with the building. You must use this report objectively and relate it to the selling price and terms of your purchase agreement. Furthermore, as a home-owner, you should expect problems to occur. Roofs will leak, drain lines
will become blocked, components and systems will fail without warning. The age of the house and it's components should be taken into consideration. We have made every effort to provide you with an accurate assessment of the condition of the property at this point in time. Because we are not specialists and because we cannot see behind walls, our inspection is mostly visual. Latent defects may exist. Therefore, you should not regard our inspection as conferring warranty or as a guarantee.
The walk through prior to closing is the time for the client to carefully inspect the property. Conditions can change between the time of the inspection and the closing. Restrictions that may have existed dring the initial inspection may have been removed proir to the walk through. Defects or issues that were not found during the inspection may be discovered during the walk through.
Any defect or issue discovered during the inspection or walk through should be remedied or negotiated for remedy with the owner/seller prior to closing. Purchasing the property with a known defect or issue releases RAM Home Inspection of all responsability. Client assumes responsability for all know defects after purchase settlement.
If for any reason you should come upon or receive any information at variance or contrary to the inspection and with this report, or different from what we have stated, please call “(RAM Home Inspections 425-442-8012)” immediately before making any purchase or making any repairs.
Sincerely,
Robert Backus
