Fourth Corner Home Inspections
1205 Roland St
Bellingham WA 98229-2407
Inspector: Trey Campbell
WA State license #1387
Property Inspection Report
||Jane & John Doe
||2020 Anywhere Avenue
Bellingham WA 98229-7907
||Wednesday, April 29, 2015
This report published on Wednesday, March 16, 2016 2:22:42 PM PDT
FOURTH CORNER HOME INSPECTIONS, LLC
Lionel L. (Trey) Campbell, Owner
Certified Home Inspector
Washington State Licensed Home Inspector, #1387
Thank you for using FOURTH CORNER HOME INSPECTIONS for your Home inspection. Buying a home is typically one of the most expensive purchases you will ever make and I understand the importance of your inspection. If there is anyway I can help you after your home inspection, please do not hesitate to contact me at the phone number or email provided on this report. If you find this report useful and informative, please refer FOURTH CORNER HOME INSPECTIONS to your friends, your realtor and anyone you believe could benefit from my services. FOURTH CORNER HOME INSPECTIONS not only performs inspections for purchasers, but also for people planning to sell a home who wish to estimate the amount of work that needs to be completed before listing the house.
A home inspection is a visual, and not an exhaustive or invasive, inspection of a home by a trained and impartial inspector. The inspector’s role in a home inspection is to find issues and deficiencies in the home and property. As a result, this report may seem negative in content. Unfortunately, in an inspection report, the best features of a home may go unmentioned. Please read the full report as there is very valuable information included within the full report text.
An inspector is looking for significant issues. Pointing out primarily cosmetic details or inexpensive and simple repairs is not the goal of this home inspection. Any minor deficiencies listed in an inspection report are at the discretion of the home inspector. Due to the inherent nature of construction, the inspector cannot see through or into interior walls or siding, through or into concrete slabs or floors, roofs and ceilings. Nor can an inspector see into drains, down into toilet/floor/sink connections, into service or sewer pipes, into ducting or vents. Only the normal operating control will be tested on any appliance. No appliances, mechanical or electrical devices, or parts of the structure, will be disassembled during the home inspection (with two exceptions (1) the cover will be removed from the electric panel when possible; (2) cover panels will be removed from the furnace when possible). It is possible that some defects are concealed, weather related, intermittent or slow developing, so they may not be active or visible at the time of the inspection. The home inspector makes every effort to perform a thorough inspection, within the limitations specified, but makes no warranties about the home other than reporting on the conditions visible and apparent at the time of inspection. Conditions in a home can, and will, change from day to day.
FOURTH CORNER HOME INSPECTIONS adheres to the standards of the National Association of Certified Home Inspectors (NACHI) and the Washington State standards of practice.
A home inspection is a common sense approach to evaluating visual deficiencies found at a home. Your inspector is not inspecting based on current or past "codes". Recommendations made on the home inspection report are not always "mandatory" repairs. A code inspection would, by definition, fail to point out a number of deficiencies just as long as the home met the various applicable "codes". This type of "code" inspection might leave out a number of maintenance issues that are addressed in a home inspection. Also it is unfair, except with critical safety issues, to expect a home built prior to the "code" to meet the most recent codes.
SUMMARY: NEAR THE TOP OF THE REPORT YOU MAY CLICK ON A "SUMMARY". THIS WILL SHOW ONLY THE MOST SIGNIFICANT ISSUES WHICH ARE TAKEN FROM THE MAIN REPORT BASED ON PRIORITY. THE SUMMARY LEAVES CONCERNS NUMBERED AS THEY ARE IN THE FULL REPORT, SO THEY ARE EASY TO LOCATE IN THE BODY OF THE REPORT. FOR THIS REASON, THE SUMMARY WILL PROBABLY NOT BE SEQUENTIALLY NUMBERED.
Report number: 04291sample
Time started: 9AM
Time finished: 1:15AM
Present during inspection: Property owner's son
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Rain, Sunny
Temperature during inspection: Cool
Inspection fee: Complimentary
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Source for main building age: Whatcom County Assessors's Office
Front of building faces: West
Main entrance faces: West
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; 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: Minor slope
Driveway material: Poured in place concrete, Gravel
Sidewalk material: Poured in place concrete, Stones
Deck, porch and/or balcony material: Wood, Plastic fiber
There is a slight raise at the intersection of the shared driveway and the main driveway of the residence. This raise poses a trip hazard and is a safety condition. Regrading of the shared driveway to level with the main driveway is recommended for safety reasons. Recommend a qualified contractor repair as necessary.
Gap in transition of gravel to concrete driveway
There were no lag bolts present on the ledger board underneath the deck. The lack of lag bolts minimize the reinforcement of the structure and need to be installed by a qualified person.
missing lag bolts.
Soil was in contact with the stairs leading from the grounds onto the deck surface and other areas around the residence. This is a conducive condition for wood destroying organisms. Even if stairs are made of treated wood, the cut ends below soil may not have been field treated. Please refer to http://www.clemson.edu/psapublishing/PAGES/FYD/HL234.pdf
as a refernce for proper ground maintenance. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
soil to wood contact.
wood to soil contact.
There were deck boards that were loose and in some cases this may pose a trip hazard. Recommend that a qualified person repair as necessary.
The cement fiber siding located underneath the deck is unfinished. The proper finishing, to the siding will protect the natural life of the product and minimize moisture conducive conditions. Recommend a qualified siding installer to perform necessary repairs.
unfinished cement fiber siding underneath deck.
The soil or grading sloped down towards the residence by the main entrance and other areas of the residence. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
rotting wood as a result earth to wood contact and moisture due to sloping back towards residence.
ground slope back towards house at main entrance.
This property was accessed by a driveway shared with nearby properties. Shared driveways or access roads are excluded from this inspection. Comments in this report related to them are made as a courtesy only and are not meant to be a substitute for a evaluation by a specialist if repairs are needed. Recommend that the client review the recorded agreements regarding the driveway, the deeds of the property owners involved, and easements permitting access to, use of, and maintenance of the driveway.
Exterior and Foundation
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.
Wall inspection method: Viewed from ground, from windows
Apparent wall structure: Wood frame
Wall covering: Cement fiber, wood shingles
Apparent foundation type: Crawl space
Footing material (under foundation stem wall): Poured in place concrete
The underbelly of the kicked out area in the front of the house is missing. The sub floor is exposed to the exterior. This exposure impacts the efficiency and moisture retention of the residence. Recommend that a qualified siding installer perform the required repairs.
Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
There were areas around the perimeter of the residence where butt joints of the cement fiber siding were missing caulk These loose areas will become prone to moisture over time and need to be repaired by a skilled siding person. When repairs are made, it is important to ensure that the proper style flashing is installed as well.
The overall condition of the exterior siding will be maintained with the proper application of caulk in all areas susceptible to moisture conditions and erosion. Such areas include around window trims, edge trim, and exposed openings. Recommend that person qualified to assess needs and apply appropriate application to perform repairs as necessary.
missing caulk at edge trim
gap in pipe and house connection.
missing caulk in corner of siding and trim.
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 excluded from this inspection. 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 crawl spaces in the future. Complete access to all crawl space areas 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 attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: osb
Insulation material underneath floor above: Fiberglass roll or batt
Ventilation type: Conditioned (heated) space, with vents
During the inspection, the crawl space had a damp feel. At the entry way, there is a fan that appears to exhaust out to the exterior. The control setting for the exhaust system appears to be located in the laundry room. Recommend that control setting is programmed to provide exhaust as necessary to reduce moisture in crawlspace area.
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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Viewed from ground, limited by access and slope.
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gabled
Apparent number of layers of roof surface material: One
The roof was inspected visually from the ground and appeared in good condition. Recommend that qualified roofer inspect surface area to ensure that proper flashing and drain spouts are installed to minimize moisture damage and prolong the life of the roof.
drain spout on to roof.
Attic and Roof Structure
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: Viewed from hatch(es)
Roof structure type: Trusses
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt, fiberglass roll is located above attic
Approximate attic insulation R value (may vary in areas): R-38
Roof ventilation type: Box vents (roof jacks), Open soffit vents
In the attic area that was observed in the southwest corner above the electrical panel, there were increased levels of moisture. Recommend inspection of area for any venting concerns and have repairs done by a qualified hvac person.
The attic was observed in both the interior of the residence and above the garage. The attics were observed by looking from the hatches. Both hatch doors have insulated backing and appear to be in good condition.
Garage or Carport
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type of door between garage and house: Metal
Type of garage vehicle door: Sectional
Number of vehicle doors: 3
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Garage ventilation: Adequate
Under physical inspection, two garage doors failed to auto reverse properly at mid height. The two doors that failed to operate were the two doors closest to the house. This is a safety concern and recommend that a qualified garage door installer make necessary adjustments.
Recommend adjusting hinges on door leading from residence to allow for self closing action. This adjustment is a safety measure that can be performed by a qualified person.
hinges to be adjusted for self closing.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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.
Primary service type: Underground
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Aluminum multi-strand
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Plumbing / Fuel Systems
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.
Water service: Public
Location of main water shut-off: Crawl space
Supply pipe material: PEX plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Vent pipe material: Plastic
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.
Type: Tankless/ Navier 210A
Energy source: Natural gas
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 116
Recommend scheduled maintenance as recommended to maximize efficiency and expected life of unit.
owner's manual for boiler.
Heating, Ventilation and Air Condition (HVAC)
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): Radiant, ceiling panels
General heating distribution type(s):
Electric heater type (not forced air): In-ceiling, radiant
Forced air heating system fuel type: Electric
The heating throughout the residence was controlled by ceiling mounted radiant panels. The panels appeared to act independently and a representative test of the panels performed satisfactorily.
radiant heat ceiling panel.
wall mounted thermostat for radiant ceiling heat panels.
Fireplaces, Stoves, Chimneys and Flues
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.
Gas fireplace or stove type: Metal pre-fab fireplace
Gas-fired flue type: Direct vent
The gas insert was cycled through and all systems seem operational. Able to identify gas shutoff valve and gas flex hose. Recommend that routine maintenance and cleaning is performed by a qualified person to maximize life expectancy of unit.
gas insert fireplace.
undercarriage of gas fireplace.
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 under-sink food disposal: Appeared serviceable
Condition of dishwasher: N/A (none installed)
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Bathrooms, Laundry and Sinks
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, master bath
Location #B: Full bath, second story bath
Location #C: Half bath, main floor
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
240 volt receptacle for laundry equipment present: Yes
Recommend inspecting dryer exhaust transition vent to ensure that vent meets UL standards and that exhaust cover leading to exterior is cleaned by a qualified person.
transition duct on dryer.
The toilet on the second floor is loose and high levels of moisture were detected. This can cause water damage and allow gases to permeate into living areas. Recommend repairs to be performed by a qualified person.
loose toilet in second floor bathroom.
high moisture levels around base of loose toilet.
Missing caulk around sink in bathroom on second floor. Missing caulk will allow for water moisture to enter the area underneath. Recommend having appropriate type caulk applied in necessary areas by a qualified person.
Interior, Doors and Windows
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.
Exterior door material: Fiberglass or vinyl
Type(s) of windows: Vinyl, Sliding, Single-hung
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Flooring type or covering: Vinyl, linoleum or marmoleum, Wood or wood products, Tile
Recommend that all CO2 detectors and smoke alarms are equipped with battery back up. Battery back up will support operation of devices in case of electrical failure.
Thank you for using Fourth Corner Home Inspection for your inspection report. Please do not hesitate to contact me directly with any questions that you might have.
WA State License #1387
Fourth Corner Home Inspections