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Granite Peak Inspection, Inc.

brad@granitepeakinspection.com
(509) 684-5827
2668 C Hwy 20E 
Colville, WA 99114
Inspector: Bradley Gotham
Washington State Home Inspector License # 554
WSDA Structural Pest Inspector License # 78889

Summary

Client(s):  Home Buyer
Property address:  Anywhere
Inspection date:  Tuesday, November 4, 2014

This report published on Sunday, November 25, 2018 10:25:18 AM PST

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

Concerns are shown and sorted according to these types:
CautionaryA recommendation to enhance safety. Not necessarily urgent.
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectA minor concern but not necessarily unimportant.
MaintainRecommend ongoing maintenance
EvaluateClient to determine level of personal concern or, if noted, consult with a specialist.
CommentFor your information
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.)


Exterior
2) Repair/Replace, Evaluate, Damage, Conducive conditions - Rot was found in the horizontal belly trim boards on the east side of the home. Areas effected appear to next to sprinkler heads it may be possible that the damaged areas are being exposed to the water spray from the sprinkler system. A qualified contractor should evaluate and make repairs and as necessary, such as replacing all rotten wood and redirecting sprinklers.
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Photo 2-1 Wood decay and rot was found at lower trim board
3) Repair/Replace, Evaluate, Damage - Rafter barge board ends are warped, possible causes are that they have no roofing shingles over the top of them allowing moisture damage or that they are not fastened securely enough. A qualified contractor should evaluate and make repairs as necessary such as installing roof shingles on the top of them and reattaching.
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Photo 3-1 Warped barge rafter
4) Repair/Replace, Conducive conditions - Patio door trim boards are in contact with the patio concrete surface
(typical with other trim around home). This is a conducive condition to wood destroying organisms. Recommend all wood be trimmed to 1 inch away from the concrete surface to eliminate water wicking into wood.
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Photo 4-1 No clearance between cement and trim boards allows moisture intrusion into siding.
5) Repair/Replace, Conducive conditions - The door casing for the outside man door entrance to the garage has wood decay "rot" and is beyond repair. Recommend replacement of door casing, caulking and paint.
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Photo 5-1 Deteriorate door frame garage entrance
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Photo 5-2 Deteriorate door frame garage entrance

Roof
15) Repair/Replace, Evaluate, Conducive conditions - Roofing nails in three areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should make repairs as necessary, such as reseting nails and applying sealant.
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Photo 15-1 Cracked sealant and lifted nails needs repaired.
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Photo 15-2 Lifted flashing and loose nails.
16) Repair/Replace, Conducive conditions - The siding on the dormer exterior walls above the roof sections has less than a one inch gap between it and the roof surface below, and is causing damage to the concrete based siding. 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.
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Photo 16-1 Lack of clearance between siding and roofing. Trim boards are showing signs of decay from water damage.
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Photo 16-2 Moss growth and water damage to siding.
17) Repair/Replace - (Drone inspection photos) Some composition shingles were missing and/or damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
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Photo 17-1 Missing ridge cap shingles on east dormer.
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Photo 17-2 Missing ridge cap shingles on the Garage roof.
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Photo 17-3 Missing ridge cap shingles on the south end of the ridge.

Garage
19) Cautionary, Repair/Replace - The garage-house door poses a fire risk because a pet door has been installed, this eliminates its fire rating. A qualified contractor should replace this door with a fire-rated door.
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Photo 19-1 Fire door with pet door installed.
20) Cautionary, Repair/Replace - The attic access hatch over the attached garage is plywood and doesn't have a one-hour fire rating. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to the interior living spaces. This hatch should be replaced with a material that has a one hour fire rating, such as 5/8 inch Type X Sheetrock.
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Photo 20-1 Plywood attic access hatch non fire rated

Electric service
22) Cautionary, Repair/Replace, Evaluate - The front panel of the main electrical panel was difficult to remove due to inadequate working space. Standard building practices require the following clearances:
  • An area 30 inches wide by 3 feet deep exists in front of the panel
  • The panel is at least 5 1/2 feet above the floor
  • There is at least 6 feet 6 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor

Recommend removing or modifying shelving to provide safe access.
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Photo 22-1 Electrical panel is partialy blocked by shelving in garage making access difficult.
23) Cautionary, Repair/Replace - Two over current protection devices (circuit breakers) are "double tapped", where two wires are clamped in a terminal designed for only one wire. This is a safety hazard since the screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrical contractor should evaluate and repair.
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Photo 23-1 "Double Tapped" circuit breakers.
24) Cautionary, Repair/Replace - No carbon monoxide alarms were visible. This is a potential safety hazard. As of 2012 Washington State requires CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
25) Cautionary, Evaluate - The inspector noticed some extension cords being used as permanent wiring, at back of home supplying pond etc. These tend to deteriorate over time and become a shock and or fire hazard. Recommend that when an electrical contractor is on site that these be replaced with permanent wiring.
26) Cautionary - Cautionary, Repair/Replace - Washington State home inspection standards require me to notify you of the following.
No arc fault circuit interrupter (AFCI) breakers or outlets were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices.
What’s an AFCI device? In short, it’s an electrical safety device designed to prevent fires. It looks and acts a lot like a GFCI device in that it has a test button and a reset method, but GFCI devices are designed to prevent people from getting electrocuted, not prevent fires. For an excellent document explaining the functionality of AFCIs as well as the history of these devices, click here: AFCIs Come of Age.

Heating and cooling
27) Repair/Maintain, Evaluate - The last service date of this system appears to be more than five years ago. A qualified heating specialist should service this system and make repairs if necessary. This servicing should be performed annually in the future.
28) Repair/Maintain, Evaluate - 1. The inspector found heavy condensate build up around burners and B
vent; this is a indication the unit needs serviced.
2. Filters are dirty and need changed

Recommend servicing before next heating season by a qualified heating specialist.

Water Heater
29) Cautionary - The hot water temperature was 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. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5098.pdf

Plumbing and laundry
31) Cautionary, Repair/Replace - Clothes dryer duct concerns
1.The clothes dryer is equipped with a vinyl or foil accordion-type, flexible exhaust duct. These do operate, but can can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and can lead to a fire.

Recommend that all of the dryer system be kept very clean, to avoid a fire hazard. Also, the client may wish to replace flexible ducts with a rigid or corrugated semi- rigid metal duct. For more information on dryer safety issues, visit: http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

2. The dryer ducting is ran through an unheated area (the crawl space). Warm ducting will condensate and flow will be blocked by lint trapped in moisture. Recommend replacing duct with a metal insulated type duct.
32) Cautionary, Repair/Replace - The laundry room electric receptacle that serves the countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. When on site, a qualified electrician should evaluate to determine if GFCI protection exists and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. Installation of GFCI receptacles or circuit breaker may be necessary.
33) Repair/Replace, Conducive conditions - An active leak was found in the water line in the wall between the garage and living space. Water is leaking into the crawl space. This is a conducive condition to wood destroying organisms. Recommend a qualified plumber evaluate and repair as necessary.
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Photo 33-1 Leak from above
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Photo 33-2 Area of leak
34) Repair/Replace, Conducive conditions - An active water leak below the laundry room sink was located with an infrared camera. Recommend a licensed plumber repair leak while on site addressing other concerns noted in this report.
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Photo 34-1 Digital photo of leak area. Moisture is not visible
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Photo 34-2 inferred photo of leak below sink and vinyl.
35) Evaluate, Comment, Conducive conditions - The laundry room exhaust fan timer is not configured to operate the fan automatically. Timers such as these are installed to prevent moisture from accumulating, and causing mold growth and/or damage to building components. They are especially important in the relatively airtight houses that have been built recently. The timer should be configured to run at least twice a day for a minimum of one and a half hours.
36) Evaluate, Comment - Additional plumbing concerns
Water flow is low in the right side sink in the master bath. The home water pressure was tested to be 43 psi, which is on the low side of normal. The inspector located a pressure regulator valve in the crawl space which was located near the leak that was also found.
Recommend that when the plumber is on site to repair the leak, that the pressure regulator be adjusted to increase pressure; this may help low flow/pressure problems.
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Photo 36-1 Pressure regulator

Kitchen
42) Cautionary, Repair/Replace - A substandard wiring splice was found for the under-sink food disposal. This is a safety hazard due to the risk of shock and fire. Armored (BX) cable, or a flexible appliance cord with a plug end and electric outlet should be used. A qualified electrician should evaluate and repair as necessary.
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Photo 42-1 Cord substandard splice
43) Repair/Replace - The microwave range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture and fumes from gas stove may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.
44) Evaluate - The front right stove top burner was hard to light. A qualified appliance technician should evaluate and repair as necessary.

Bathrooms
45) Cautionary, Repair/Maintain - Evidence of "light to moderate" rodent infestation was found in the cabinet below the whirlpool tub. This is a common problem here in the Northwest. Recommend sealing all outside openings and keeping doors closed.
For more information please see below.
The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS)[/url]. HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Interior rooms
49) Cautionary, Maintain - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
50) Repair/Replace - The laundry room door will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. This may include aligning strike plates with latch bolts and/or replacing lock sets.