Website: http://www.tcinspections.com
Email: john@tcinspections.com
Phone: (360) 385-3515
271 Bay Ridge Dr 
Port Townsend, WA 98368
Inspector: John Liczwinko

Summary Page

HOME INSPECTION REPORT
Client(s):	XXXXXXXX
Property address:	XXXXXXXX
Inspection date:	Thursday, March 01, 2007

This summary page published on 3/14/2007 10:36:16 AM PST

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

 

	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.)
	WDO/WDI Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

1) General information:   - 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 Center for Disease Control (http://www.cdc.gov)
2) General information:   - Side exterior door - Repair filling coming off.
3) General information:   - Clear plants away form siding of house & out building.
5) Exterior:   - Cracks, deterioration, leaning and/or bowing were found in retaining wall. A qualified contractor should evaluate and repair or replace wall(s) as necessary.
6) Exterior: - 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.
7) Exterior:   - Deck railing has rot starting on two posts by decking.
8) Exterior:   - Out building wood siding needs painting.
10) Electric service:   - 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.
11) Electric service:   - 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.
12) Electric service:   - 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.
13) Electric service:   - Note: Exterior outlet under service panel is not hooked up to breaker.
15) Water heater:   - 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/
16) Plumbing and laundry:   - 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.
17) Fireplaces, woodstoves and chimneys:   - Mortar between exterior chimney bricks is deteriorating and will need "pointing" repair.
18) Bathrooms:   - Sub fooring around toilet feels soft. Vinyl covering is bubbling up. Wood sub flooring in crawl space has damage.
19) Crawl space:   - Wood skirting has soil contact in places. This could cause rot or insect infestation. Wood is not pressure treated.
20) Crawl space:   - Damaged joist - Needs repair
21) Crawl space:   - Beam has major damage and needs repair.
22) Crawl space:   - Crawl space has bare ground in places and needs plastic vapor barrier installed