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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):  Sample two
Property address:  Granite Peak Inspection
Inspection date:  Thursday, January 17, 2013

This report published on Monday, July 2, 2018 7:25:48 AM PDT

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This is not the complete report. This is the report summary. The concerns listed here are, in the inspector's opinion, more likely to be the higher priority issues that require immediate attention. This summary is not numerically sequential as it plucks descriptions from the full report but leaves them at the same number they had in the full report. Since a client might put more priority on some concerns, that might seem routine to an inspector, the non-summary items should not be ignored. The client should read the full report.

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.
MonitorRecommend monitoring in the future
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 Cautionary, Repair/Replace, Evaluate - One possible trip hazard was found in the driveway/sidewalk near the south side of the garage door due to heaving. Recommend if desired by the client having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
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Photo 2-1 Slightly Heaved slab south side of driveway.

3 Repair/Replace, Evaluate - Gate hinges are damaged on the north side of the home. A qualified contractor should evaluate and make repairs as necessary to the gate hinge.
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Photo 3-1 Damaged gate hinge north side of the home

4 Repair/Replace, Damage, Conducive conditions - While on site the inspector noticed that in two areas at the front of the home where the siding, trim and fascia boards have been exposed to water run off due to leaking rain gutters and substandard flashings. This water appears to be on the siding surface and flowing behind the siding, and as a result the siding has water damage and coating loss. The trim boards are also damaged and are starting to rot.
Recommend a qualified contractor with experience in siding installation, roof flashing and gutter repair evaluate these areas by removing the damaged siding and trim and replacing, as well as evaluate any possible damage that may have occurred to the substructure below.
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Photo 4-1 Areas of concern at the front of the home.
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Photo 4-2 Black arrow: wood rot at window trim board.
Red arrow: water damaged siding.
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Photo 4-3 Wood rot at window trim board.
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Photo 4-4 Water from roof running down siding behind gutter cap.
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Photo 4-5 Leakage at north side of window.
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Photo 4-6 Damaged siding
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Photo 4-7 Trim board too close to the roofing and wicking up water resulting in wood decay and rot.
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Photo 4-8 Substandard flashing missing "kick out flashing" leak path
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Photo 4-9 Close up of substandard flashing. Arrow shows leak path behind siding and damaged siding. Kick out flashing should be installed at this area.
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Photo 4-10 Trim board below window 19.8 % moisture. Excessive moisture is a conducive to wood destroying organisms.
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Photo 4-11 Trim board below window 19.6 % moisture
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Photo 4-12 Siding below window south side 21.0 % moisture. Excessive moisture is a conducive to wood destroying organisms.
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Photo 4-13 Siding at north side of window 29.5% moisture; notice vegetation growing on siding to the right of the meter. Excessive moisture is a conducive to wood destroying organisms.
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Photo 4-14 Under gutter 18.8 % moisture. Excessive moisture is a conducive to wood destroying organisms.

5 Repair/Replace, Conducive conditions - End caps of the garage gutters were leaking during the inspection. This can result in water accumulating on the home's exterior and around the structure's foundation, or in basements and crawl spaces. 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 replace or repair gutters where necessary.

6 Repair/Replace, Conducive conditions - The crawlspace vents on the south side of the home are near grade with no well provided to prevent rainwater from entering the interior crawl space. This can lead to water entering and accumulating in the crawl space, and is a conducive condition for wood destroying insects and organisms. A qualified contractor should install wells where necessary.
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Photo 6-1 Crawl space vents near soil grade
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Photo 6-2 Inside crawl space stains from of water entrance into the area.

7 Repair/Replace - One or more crawl space vent doors are damaged. Recommend a qualified contractor repair the vent door to keep cool air from entering the crawl space during the winter months.
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Photo 7-1 Damaged crawl space vent louver.

Roof
13 Repair/Replace, Conducive conditions - The trim 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 trim board 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 trim boards, so at least a one inch gap exists between the siding and the roofing below where necessary.
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Photo 13-1 Trim board too close to the roofing and wicking up water resulting in wood decay and rot.

Garage
16 Repair/Replace - Weatherstrip at the bottom of the vehicle door is missing. It should be installed where missing to prevent water and vermin intrusion.
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Photo 16-1 Gap in the weather strip at the bottom left hand side of the garage door.

17 Repair/Replace - The exterior entrance door has been forced open and is damaged and should be repaired or replaced by a qualified contractor.
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Photo 17-1 Garage door is damaged, appears to have been kicked in.

Electric service
21 Cautionary, Repair/Replace - Two bushings are missing from where wires enter holes in the main service panel. This is a safety hazard as the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.
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Photo 21-1 Bushings are missing at top of panel.

22 Cautionary, Minor Defect - One screw is missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

23 Cautionary - 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.

24 Cautionary - 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

Heating and cooling
25 Cautionary, Repair/Maintain, Evaluate - The inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

26 Repair/Replace - One of the straps supporting heating/cooling duct work is broken. Permanent repairs should be made by a qualified contractor so ducts are adequately supported.
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Photo 26-1 

Water Heater
28 Cautionary, Repair/Replace - The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.

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 Repair/Replace - The clothes dryer exhaust duct is routed vertically. This can result in extended drying times, premature failure of the motor, drum rollers, and heater. Recommend having a qualified contractor reconfigure the clothes dryer exhaust duct so it is routed horizontally, or as close to it as possible.

Fireplaces, wood stoves and chimneys
33 Cautionary, Repair/Replace, Evaluate - Fire brick in the wood stove firebox is broken. This is a fire hazard. A qualified chimney service contractor should evaluate and repair as necessary.
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Photo 33-1 Broken fire brick.

Crawl space
34 Repair/Replace, Conducive conditions - The vapor barrier needs repair. Exposed soil was found in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should make repairs as necessary so no exposed soil exists. Standard building practices require the following:

Kitchen
37 Repair/Replace, Evaluate - The dishwasher upper dish rack guide wheel is broken and the rack is not supported, which will result in it falling down when loaded. The guide wheel should be replaced by a qualified appliance technician.
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Photo 37-1 Broken missing wheel.

38 Repair/Replace, Evaluate - The oven bake function appears to be inoperable. The client should ask the property owner about this, and if necessary, a qualified appliance technician should evaluate and repair as necessary.

39 Repair/Replace - The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.

40 Repair/Replace - Vinyl flooring is damaged and/or deteriorated in one area. A qualified contractor should replace or repair the damaged flooring.
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Photo 40-1 

Bathrooms
43 Cautionary, Repair/Replace, Evaluate - No ground fault circuit interrupter (GFCI) protection device is visible for the electric supply to the jetted tub. If no GFCI protection exists, then this is a safety hazard due to the risk of shock. A qualified electrician should evaluate and install GFCI protection if none is installed.
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Photo 43-1 

44 Repair/Replace, Evaluate - The basement bathroom sink is loose, and is not securely attached to the wall behind it. A qualified contractor should evaluate and repair as necessary.
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Photo 44-1 

Master Bathroom
46 Repair/Replace, Evaluate - The shower head leaks at the pipe connection.
A qualified plumber should evaluate and replace components or make repairs as necessary.
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Photo 46-1 

Interior rooms
48 Cautionary, Repair/Replace, Evaluate - An electric receptacle in the master bedroom west wall has burn or scorch marks on it. Receptacle(s) and/or wiring to them may be damaged. A qualified electrician should evaluate and make repairs as necessary, such as replacing damaged receptacles and/or wiring.
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Photo 48-1 scorched outlet

49 Cautionary, Repair/Replace - An insufficient number of smoke alarms are installed in the basement. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

50 Repair/Replace - Carpeting in the southeast bedroom has spots in it that appear to have had the color bleached out. Recommend if desired by the client replacing carpeting where necessary.
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Photo 50-1 

51 Repair/Replace - Trim is missing in the basement areas. Recommend having a qualified contractor install trim where missing.