Phone: (360) 385-3515
271 Bay Ridge Dr
Port Townsend, WA 98368
Inspector: John Liczwinko
This report published on 3/14/2007 10:36:16 AM PST
HOME INSPECTION REPORT|
||Thursday, March 01, 2007
View summary page
This report will provide you with valuable, unbiased information which will assist you in confidently making your home purchase decision.
The inspection will meet or exceed standards set by the American Society of Home Inspectors (ASHI). The Pest Inspection, WDO (wood destroying organism) will be in compliance with the Washington State Department of Agriculture (WSDA) regulations. License # 54431
Home & Pest Inspection Report - $350
Duplex (Multi-family or ADU) - $410
New Construction - $290
Condo - $200
Reinspection - $85
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|| |
|Maintain||Recommend ongoing maintenance |
|Evaluate||Recommend evaluation by a specialist |
|Comment||For your information |
Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
|WDO/WDI Infestation||Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
|WDO/WDI Damage||Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
|Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) |
Click here for a glossary of building construction terms. Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp
Structures inspected: House & Out building
Type of building: Single family
Age of building: 1930s
Property owner's name:
Inspection Fee: $350
Payment method: Invoiced
Present during inspection: xxxxxxx
Weather conditions: Cloudy
Ground condition: Damp
Front of structure faces: West
Main entrance faces: West
Foundation type: Post and pier
Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
The Environmental Protection Association (http://www.epa.gov)
The Consumer Products Safety Commission (http://www.cpsc.gov)
The Center for Disease Control (http://www.cdc.gov)
Side exterior door - Repair filling coming off.
Clear plants away form siding of house & out building.
Some walland floor surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Wood clapboard
Driveway material: Dirt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
Cracks, deterioration, leaning and/or bowing were found in retaining wall. A qualified contractor should evaluate and repair or replace wall(s) as necessary.
One or more gutters are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
Deck railing has rot starting on two posts by decking.
Out building wood siding needs painting.
One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 5 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Inspection method: Viewed from hatch
Roof structure type: Rafters 2x4
Ceiling structure: Not visible
Insulation depth: 12 inches
Insulation estimated R value: R-38
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 125
Service voltage (volts): 120/240
Location of main disconnect: No single main disconnect, use all breakers in main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Branch circuit wiring type: Non-metallic sheathed, Knob and tube, Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
This property has "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.
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.
Nob & tube electrical- crawl space
The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
Note: Exterior outlet under service panel is not hooked up to breaker.
Main service cable is hittig soffit trim. Could cause damage to cable cover. A qualified electrician should evaluate and repair if necessary.
Estimated age: Fairly old
Energy source: Electricity
Capacity (in gallons): 40
Water temperature (degrees Fahrenheit): 141
The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/
Primary heating system energy source: Electric
Primary heat system type: Baseboard
Water pressure (psi): 100
Location of main water shut-off valve: street
Water service: Public
Service pipe material: Not visible
Supply pipe material: Copper
Vent pipe material: Cast iron
Drain pipe material: Plastic
Waste pipe material: Plastic
The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
Fireplace type: Masonry with metal liner
Woodstove type: Metal
Chimney type: Masonry
Mortar between exterior chimney bricks is deteriorating and will need "pointing" repair.
Brick Chimney mortar
Sub fooring around toilet feels soft. Vinyl covering is bubbling up. Wood sub flooring in crawl space has damage.
Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Vapor barrier present: Yes
Wood skirting has soil contact in places. This could cause rot or insect infestation. Wood is not pressure treated.
Damaged joist - Needs repair
Beam has major damage and needs repair.
Crawl space has bare ground in places and needs plastic vapor barrier installed
A few beams and joists have Anobiidae beetle activity and should be treated by a licensed pest technician.
Scope and Limitations of this Inspection:
The inspection is limited to a visual examination of major systems, components, and equipment and is intended to screen for problems or significant safety risks, when clear visual clues exist. The inspector may not move furniture, lift carpets, remove panels, or dismantle any items of equipment. Thus, only those items that are reasonably observable at the time of the inspection will be included in the report.
What is not inspected
Hot Tub Spas
Water Softeners/ Filters
Building Code Conformity
Toxic or Hazardous Materials