Travis Real Estate Inspections, Inc.

Website: http://www.reporthost.com/travisrealestate
Email: travisrealestateinspections@ccountry.net
Phone: (541) 855-2563
FAX: (541) 855-1708
Inspector: Aaron Schulz
CCB #164214 OCHI #558

 

Full House Inspection
Client(s): Aaron Sample
Property address: 11396 Michael Rd, Medford, Oregon
Inspection date: 9/7/2011
This report published on Thursday, September 08, 2011 4:35:37 PM PDT

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

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Repair/ReplaceSuggest repair or replacement by a qualified contractor in appropriate field 
Repair/MaintainSuggest repair or maintenance as needed 
MaintainRecommend ongoing maintenance 
EvaluateSuggest evaluation by a qualified contractor in appropriate field 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions 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

Table of Contents
General information
Kitchen
Master Bathroom
Hall Bathroom
Half Bath
Water heater
Laundry / Utility Room
Heating and cooling
Pellet stove and chimney
Interior rooms
Electrical system
Exterior
Roof
Attic
PEST DRYROT (WDO) INSPECTION OF THE SUBSTRUCTURE
Crawl Space
Plumbing
 
General information Return to table of contents
Report number: 13211
Additional structures inspected: No
Type of building: Single family
Age of building: 1990
Time started: 9:00 am
Payment method: Invoiced
Present during inspection: Realtor, Contractor
Occupied: Yes
Weather conditions: Clear
Outside temperature: 70 degrees
Main entrance faces: North
Style of substructure: Crawlspace
The following items are excluded from this inspection: Swimming pool, Outbuildings, All inaccessible areas
 
Kitchen Return to table of contents
Range/Oven: Electric, functioning properly at time of inspection.
Range Hood: Down draft style, Functioning properly at time of inspection.
Refrigerator: Functioning properly at time of inspection
Microwave: N/A, Table top microwave
Dishwasher: Functioning properly at time of inspection
Kitchen sink: No leaks or damage visible at time of inspection
In Sink Disposal: Functioning properly at time of inspection
Kitchen cabinets: Good condition at time of inspection.
Counter top Material: Granite tile, good condition at time of Inspection.
 
Master Bathroom Return to table of contents
Sink: Functioning properly at time of inspection
Toilet: Functioning properly at time of inspection
Shower: Functioning properly at time of inspection
Jetted tub: Functioning properly at time of inspection
Cabinets: Good Condition at Time of Inspection
Countertop: Cultured marble, good condition at time of inspection.
Exhaust Fan: Exhaust fan is operating and vented properly at time of inspection
 
Hall Bathroom Return to table of contents
Sink: Functioning Properly at Time of Inspection
Toilet: Functioning Properly at Time of Inspection
Shower: Functioning Properly at Time of Inspection
Cabinet: Good Condition at Time of Inspection
Countertop: Tile, good condition at time of inspection.
Exhaust Fan: Exhaust fan is operating and vented properly.
 
Half Bath Return to table of contents
Sink: Functioning Properly at Time of Inspection
Toilet: Functioning Properly at Time of Inspection
Cabinet: Good Condition at Time of Inspection
Exhaust Fan: Exhaust fan is operating but not vented to exterior.
1) Exhaust fan in half bath has no visible exit point on exterior of the home and would appear to vent into the floor structure above the bathroom. Suggest having a qualified contractor evaluate and repair as necessary.
 
Water heater Return to table of contents
Condition: Water heater is in good condition and functioning properly.
Manufacturer: General Electric
Capacity (in gallons): 50
Type: Tank
Estimated age of water heater: 2010
Energy source: Electricity
Earthquake straps installed: No
2) No drain line is installed for the temperature-pressure relief valve. This is a potential hazard due to the risk of moisture damage to the structure and possible injury if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

Photo 4  
 

3) The water heater does not have seismic straps installed. This is a potential safety hazard since movement can cause leaks in the water supply lines or damage wiring. A qualified contractor should attach the seismic straps as necessary and as per standard building practices.

Photo 3  
Straps are here but not attached.
 
 
Laundry / Utility Room Return to table of contents
Dryer Connection Type: 220 Electric Power Outlet
Dryer Duct: Functioning properly and vented to the exterior
Utility sink installed: Yes, Functioning properly at time of inspection
Cabinet: good condition at time of inspection.
Counter top material: Granite tile, good condition at time of inspection.
 
Heating and cooling Return to table of contents
Primary heat system type: Heat pump (X two)
Manufacturer: Trane
Distribution system: Flexible ducts, All ducting is in good condition
Estimated age: unknown
Model: XR-11
Filter location: Behind return air grills in wall and ceiling, (dirty)
Last service date: Unknown
4) Both heat pumps are operating in auxiliary heat mode at time of inspection. Both systems appear to need service or repair to operate properly. Suggest having a qualified HVaC contractor evaluate both systems and repair as necessary.
5) Air handler filters are dirty and should be replaced now. Filters should be checked monthly in the future and replaced as necessary.
 
Pellet stove and chimney Return to table of contents
Woodstove type: Pellet, stove appears to be in good condition but was not tested.
Chimney type: Masonry with Metal pipe liner, good condition at time of inspection.
Circulation fan installed: Yes
 
Interior rooms Return to table of contents
Floor coverings: Carpet, Tile, and Hardwood flooring appears to be in good condition at time of inspection.
Smoke Alarms Installed: Yes, Electric smoke alarms are operating properly at time of inspection.
Hush Feature: Yes
Walls and ceilings: Drywall, good condition throughout the home.
Windows: Vinyl frame and Aluminum frame dual pane windows installed.
Interior doors: All interior doors are in good condition and functioning properly at time of inspection.
6) Seal between double-pane glass in window at end of upstairs hallway appears to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

The client should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

7) Several window screens are damaged or missing. Screens may be stored somewhere. If not, then recommend repairing or replacing screens as necessary.
8) Master bedroom closet door is missing at time of inspection. Door may be stored somewhere. Replace door as necessary.

Photo 5  
 

9) Co2 alarms are not installed at time of inspection. Co2 alarms should be properly mounted as per the manufactures recommendation.

Photo 25  
 

10) Drywall is incomplete around one window in the family room at west end of the home. Evaluate and repair as necessary.
 
Electrical system Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service panel: Art room
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Rebar in foundation
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
: All switches, outlets, and light fixtures are functioning as intended at time of inspection.
 
Exterior Return to table of contents
Apparent wall structure: Wood frame
Wall covering: Composition wood lap siding, All siding appears to be in good condition at time of inspection.
Driveway material: Gravel
Sidewalk material: Poured in place concrete, good condition at time of inspection.
Deck / Patio: Wood decking, Concrete patio, and Composite decking material installed. All decks are in good condition at time of inspection.
Exterior door material: Fiberglass with glass panel
11) Dining room double door to the exterior has incomplete latch components at center and no weatherstrip installed. Suggest having a qualified contractor evaluate and repair as necessary.

Photo 6  

Photo 7  

12) The weatherstrip around several exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.

Photo 8  

Photo 9  

13) Several soffit vent screens are missing and/or deteriorated. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.

Photo 10  

Photo 11  

14) The exterior finish in some areas is failing (railings and trim). A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint areas as needed.
 
Roof Return to table of contents
Roof inspection method: Walked entire roof
Roof type: Gable
Roof covering: Asphalt/fiberglass composition shingles
Gutter & downspout material: Metal
15) Flashings are inadequate or not visible at several locations where damage could occur or flashing is required. A qualified building contractor should evaluate the entire roofing and flashing installation to determine where repairs are needed. Repair as necessary.

Photo 13  

Photo 14  

16) Roofing material has been installed incorrectly at all locations. Shingles are installed with incorrect stagger or layout pattern and nails are placed at top of the shingles instead of the middle. A qualified roofing contractor should evaluate the roofing and repair or replace as necessary.

Photo 16  

Photo 17  

17) Several "rubber boot" flashings at roof jacks are deteriorated and may result in leaks. A qualified contractor should replace flashings where necessary.

Photo 15  
 

18) The siding on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.

Photo 13  

Photo 18  

19) One downspout outside master bedroom needs a turnout installed to divert water away from the siding. Repair as necessary.

Photo 12  
 
 
Attic Return to table of contents
Inspection method: Entered all accessible areas of the attic
Roof structure type: Trusses
Insulation material: Fiberglass loose fill
Insulation estimated R value: Uneven and less than R-38 in most areas.
Attic ventilation: Adequate
Attic fan installed: No.
20) Ceiling insulation is thin and/or missing in some areas. Recommend installing additional insulation where necessary to provide R-38 in all areas.

Photo 24  
 
 
PEST DRYROT (WDO) INSPECTION OF THE SUBSTRUCTURE Return to table of contents

21) NO WOOD DESTROYING INSECTS, DRYROT, OR DAMAGED WOOD VISIBLE AT TIME OF INSPECTION.

Photo 2  
 
 
Crawl Space Return to table of contents
Inspection method: Crawled entire crawl space
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Foundation Anchor System: Steel bolts
Insulation material underneath floor: Fiberglass Batts, with areas of damage. R-19
22) Standing water was found in all sections of the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, drains and/or sump pump(s) in the crawl space so all water is drained and no water accumulates.

    Photo 22  

    Photo 23  

    23) Insulation under the floor in the crawlspace is damaged, deteriorated, or has fallen down at several locations. A qualified contractor should make repairs as necessary to restore the insulation to its original rating of R-19. (R-25 was required in 1990 and R-30 is todays code.)

    Photo 19  
     

    24) Cellulose-based debris such as wood scraps, form wood, cardboard and/or paper were found in the crawl space at several locations. All cellulose-based debris should be removed to avoid attracting wood destroying insects.

    Photo 20  

    Photo 21  

    25) Some crawl space areas were inaccessible due to no access. These areas are excluded from this inspection.
     
    Plumbing Return to table of contents
    Water pressure (psi): 50
    Location of main water shut off: Pressure tank
    Water service: Private
    Supply pipe material: Copper, good condition at time of inspection.
    Drain/Waste pipe material: Plastic ABS, good condition at time of inspection.
    Pressure plumbing insulated: Yes
    Sump pump: None installed
     
    Authorized Company Representative Aaron Schulz
    During repairs additional damage may be observed.