This report published on Tuesday, April 4, 2023 2:30:44 PM PDT
Thank you for choosing Allegiance Home Inspection to evaluate your home. This report is generated for the benefit of the client and / or their designated representative.
The inspection represents the condition of the visually inspected areas of the property on the date of the inspection as performed to the Washington State Standards of Practice for Home Inspectors (http://apps.leg.wa.gov/wac/default.aspx?cite=308-408C). Cosmetic and / or visually obvious items may not generally be reported (e.g. soiled carpets, dirty siding). It is recommended that repairs and corrections be performed by qualified licensed contractors that warranty or guarantee their work. The photographs herein are examples of the described defects and are not intended to show each and every defect location only to aid in the understanding of descriptions. All homes will require maintenance and repairs over time.
If this inspection was performed as part of a real estate transaction the following may apply: Component conditions may change between the date of the inspection and the title transfer date. We recommend to ask for receipts to not only the work of requested repairs, but for other work that may have been done in the past. A thorough walk-through prior to title transfer helps protect against unexpected surprises, and is recommended, (examine areas that were covered by curtains, furniture, stored item, etc. Run plumbing fixtures and toilets looking for leaking and function, test heating and cooling systems, etc.). The purchase of a comprehensive home warranty is also highly recommended.
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 safety concern
Correct/Replace
Recommend correcting or replacing
Correct/Maintain
Recommend correction and/or maintenance
Minor defect
Correction is likely a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
For your information
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 https://www.reporthost.com/glossary.asp
For the ease of understanding this report, the front of the building faces: East
Time started: 10:45 am
Time finished: 1:15 pm
Present during inspection: Tenant, Real Estate Agent
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Recent weather: Some rain
Age of main building: 1953
Source for main building age: Municipal records or property listing
Occupied: Yes
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary if concerned.
2) Many areas and items at this property were obscured by furniture and/or stored items. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps, concealed or underground drainage pipes; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 5 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Fence and gate material: Chain link
Site profile near home: Minor slope
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
3) Some deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no significant trip hazards were found. The client may wish to have corrections made, primarily for cosmetic reasons.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
4) What appeared to be fungal rot was found at one or more sections of siding or trim. We recommend that a qualified person repair as necessary. For example by replacing all rotten wood and correcting any conducive conditions.
Noticeable at many lower sections.
Photo 4-1 Photo 4-2
Photo 4-3 Photo 4-4
5) Many of the back rafter tails were deteriorated or sistered together. We recommend having a qualified contractor correct or maintain as necessary.
Photo 5-1
6) Many sections of siding and/or trim were deteriorated and/or missing. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Especially noticeable at the back addition section.
Photo 6-1
7) The paint or stain finish over much of the entire structure was failing (e.g. peeling, faded, worn, thinning). We recommend that a qualified contractor prep and repaint or restain the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
8) Caulk was missing and/or deteriorated in some areas. For example, at siding-trim junctions and/or at wall penetrations. We recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles, Synthetic plasticized or rubberized single-ply membrane
Roof type: Flat or low slope
Apparent number of layers of roof surface material: Multiple
9) Composition shingles were installed on a slope that appeared to be less than 3/12 (3 inches rise for every 12 inches run). Low-slope shingle installations are more prone to leaks and may have a reduced load capacity. Most shingle manufacturers won't warranty shingles if installed on a roof with a slope less than 3/12. Consult with a qualified contractor regarding this and monitor these roof area(s) and interior spaces below for leaks in the future. Ideally, or if leaks occur, recommend that a qualified contractor repair per standard building practices.
Noticeable at the back bump out.
10) The roof surface appeared to nearing or beyond its service life. It appeared to need replacing now or soon. We recommend having a licensed and reputable roofing contractor perform an additional inspection of the entire roof to determine replacement options.
Such as at the back addition section.
Photo 10-1
11) Some composition shingles were damaged and/or had holes through them. Leaks can occur as a result. We recommend further evaluation of the entire roof system and corrections be made by a licensed roofing contractor as necessary.
Noticeable at the back bump out.
Photo 11-1 Photo 11-2
12) Ponding or signs of ponding (pools of standing water) was found at one or more locations on the flat or low-slope roof surface. Even on a flat roof, water should be removed by a drainage system so that any remaining water evaporates within 48 hours after it rains. Prolonged standing water is more likely to result in roof leaks. Recommend that a licensed roofing contractor review the roof covering and correct as necessary.
Noticeable at several areas of the main roof.
Photo 12-1 Photo 12-2
13) What looked like nonstandard or non professional repairs were found on the roof surface. This can affect the life expectancy and reliability of the roof. We recommend that a licensed and reputable roofing contractor further evaluate the entire roof and make any corrections as necessary.
Especially noticeable at the back addition.
Photo 13-1 Photo 13-2
14) This asphalt or fiberglass composition roof surface appeared to have two or more layers of shingles. Additional layers of composition shingles typically last only 80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing.
Noticeable at the back.
Photo 14-1
15) These images are general pictures of the roof covering.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Garage
Number of vehicle doors: 2
16) Weatherstripping at the sides and/or bottom of one or more garage vehicle doors was missing. Recommend replacing or installing weatherstripping where necessary to prevent water and/or vermin intrusion.
Photo 16-1
17) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Smoke and CO detectors have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. We recommend all electrical system reviews and corrections be performed by qualified licensed contractors, have the qualified contractors review entire system when performing any work, and obtain receipts for all work performed.
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Location of main service panel #A: Inside massage room
Location of main service panel #B: Back storage room of right unit
Location of main disconnect: Breaker at top of main service panel
Arc fault circuit interrupter (AFCI) protection present: No
18) Modern, 3-slot electric receptacles (outlets) were found with an open ground. Where the electric system was installed prior to when grounded circuits were required (1960s), it is typically permissible to replace 3-slot receptacles with 2-slot or 3 prong GFCI receptacles. For newer electric systems, circuits should be corrected so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician correct as necessary.
Noticeable at the middle right room of the left unit.
Photo 18-1
19) One or more standard exterior electric receptacles (outlets) were being used for appliances or systems that were constantly in use. Recommend that a qualified person install "while in use" receptacle covers as necessary. For more information, visit: https://www.reporthost.com/?INUSECVR
Photo 19-1
20) One or more electric receptacles (outlets) were incorrectly wired with an open neutral. We recommend that a qualified electrician correct as necessary.
Noticeable at the front right exterior corner.
Photo 20-1
21) The labeling for circuit breakers or fuses in panel(s) was missing, incomplete, illegible or confusing. We recommend correcting the labeling so it's accurate, complete and legible.
Photo 21-1
22) Double tapped neutrals were noted in the panel. This can make it difficult for an electrician to isolate a single circuit and increase the chance of a wire becoming loose. Each neutral wire should terminate in its own lug. We recommend having a licensed electrician evaluate correct as necessary.
Photo 22-1
23) These images are general pictures of the homes electrical system.
Photo 23-1 Photo 23-2
Photo 23-3 Photo 23-4
24) The gfci receptacle in the bathroom protected the kitchen circuit as well at the left unit. If this receptacles trips it has to be reset in the bathroom. This could be a nuisance as some of the lights are on the same circuit.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; hybrid water heater; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Type: Tank
Energy source: Electricity
Temperature-pressure relief valve installed: Yes
Manufacturer: Whirlpool
Location of water heater: Left unit kitchen closet
25) No thermal expansion tank was installed at the water heater, and the plumbing system may be "closed" based on the possible installation of a backflow prevention device in the water supply system. In a closed system an expansion tank should be installed to allow room for water in the system to expand. Without one, the water heater's temperature-pressure relief valve can leak or toilets can "run" due to excess pressure overcoming the fill valve. We recommend that a qualified plumber install an expansion tank per standard building practices.
Such as at the right unit.
26) The water heater did not have earthquake straps or struts installed. We recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices. Straps should typically be installed with one strap at the top third and one strap at the bottom third of the tank.
27) A permanently installed insulated jacket was installed on the water heater. It obscured the manufacturer's information label and/or most of the water heater. The inspector was unable to fully evaluate the water heater.
Photo 27-1
28) Stored items, furnishings and/or debris blocked access to the water heater. The inspector was unable to fully evaluate the water heater.
29) The average estimated useful life for most water heaters is 8-12 years for gas and 10-15 years for electric. We recommend budgeting for an increase of service calls and replacement in the future, or considering replacement now.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks or if the HVAC system is sized appropriately. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace, Heat pump
General heating distribution type(s): Ducts and registers
Electric heater type (not forced air): Wall mounted, with fan
Manufacturer of electric heaters (not forced air): Cadet
Forced air heating system fuel type: Gas
Estimated age of forced air furnace: 1999
Forced air heating system manufacturer: Trane
Location of forced air furnace: Mechanical closet of the right unit
Cooling system and/or heat pump fuel type: Electric
Type: Heat pump - A/C
Manufacturer: Trane
30) The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Because this system is fueled by gas or oil, this servicing is best performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced.
31) The average estimated useful life for most forced air furnaces is 15-20 years. We recommend budgeting for a probable increase in service calls and replacement in the future.
Photo 31-1 Photo 31-2
32) The estimated average useful life for most heat pumps and air conditioning condensing units is 10-15 years. Recommend budgeting for a probable increase of service calls and replacement in the future.
Photo 32-1 Photo 32-2
33) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
34) The air conditioning / heat pump unit appeared to use R-22 type refrigerant. R-22 is outdated and many restrictions have been put in place in regards to obtaining it. The client should be aware that this can make future maintenance difficult and replacement or conversions may be required moving forward. Most newer units use 410-A refrigerant.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The average expected life of most household appliances is 10 to 15 years. Plan on replacement or repairs of older appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
35) Gaps, no caulk, or inadequate caulking were found between countertops and backsplashes and/or around the sink. We recommend that a qualified person correct and maintain as necessary.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. Many areas near the lower sections of the attic are inaccessible and excluded.
Attic inspection method: Not inspected because no access was found
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Roof ventilation type: None visible
36) The roof structure had no visible venting. This can result in high roof surface temperatures, reduce the life of the roof covering materials, elevated humidity levels and/or increase cooling costs. Standard building practices require that vents be distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or box vents are installed. We recommend that a qualified contractor evaluate and install vents per standard building practices.
37) When it is feasible to do so, an inspector will traverse the attic. If, in the inspector's opinion, doing so could be hazardous to the inspector or damage components in the home, the attic will not be traversed. At this home the attic does not have a floor over the ceiling structure and insulation obscures the ceiling structure. The attic is not safe to traverse at some locations because there is the risk that an inspector might step off a structural member and damage the ceiling or other components below. Furthermore, it is undesirable to compress insulation. Therefore, following those established guidelines, this attic was partially traversed or it was viewed from the access hatch and from the area just up inside the hatch. Some locations are excluded from view. That is a necessary limitation to the inspection.
38) Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices; smells. Any comments made regarding these items are as a courtesy only unless specifically agreed in writing as an additional service. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks. Recommend all plumbing system reviews and corrections be performed by qualified licensed contractors, have the qualified contractors review entire system when performing any work, and obtain receipts for all work performed.
Water service: Public
Location of main water meter: By street
Location of main water shut-off: Building exterior
Service pipe material: Not determined (inaccessible or obscured)
Supply pipe material: Copper, PEX plastic
Drain pipe material: Plastic
Waste pipe material: Not determined (inaccessible or obscured)
Vent pipe material: Cast iron
Location of main fuel shut-off valve: At gas meter
39) Metal piping for the gas service was rusty. We recommend having a qualified person prep and paint lines as necessary with a rust-preventative paint. Very corroded pipes should be replaced as needed by a qualified gas piping or plumbing contractor.
Photo 39-1
40) Waste lines from the home to the sewer/septic are not visible and are not part of a typical home inspection. We recommend that a qualified person inspect the waste lines using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer, publicly owned lateral lines and / or drain fields. If needed, repairs can be expensive.
41) These images are general pictures of the homes plumbing components.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Chimney type: Masonry
Flue type: B-vent
42) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. We recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Bathroom and laundry ventilation type: Spot exhaust fans, with individual ducts
Gas supply for laundry equipment present: None visible
240 volt receptacle for laundry equipment present: Yes
43) The shower enclosure was deteriorated, damaged or otherwise worn. Water can damage the wall structure as a result. We recommend that a qualified contractor repair or replace the surround as necessary.
Photo 43-1
44) Handles for sink water shut-off valves were missing. Recommend that a qualified person repair or replace as necessary.
Noticeable at the right unit.
Photo 44-1
45) Water was found to be leaking between the shower and sink at the left unit. The inspector was unable to determine if it originated from the shower or sink.
Photo 45-1
46) Ribbed, flexible drain pipe was used at the sink. This type of drain pipe accumulates debris more easily than smooth wall pipe and is likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.
Noticeable at the left unit kitchen and bathroom.
Photo 46-1 Photo 46-2
47) Rubber water supply hoses were installed at the clothes washer. These hoses are prone to deterioration. We recommend upgrading to braided, stainless steel hoses. It is recommended to replace washer supply hoses every 5 years.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; smells; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold (unless requested), hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Type(s) of windows: Metal, Single-pane
Wall type or covering: Drywall
Ceiling type or covering: Drywall, Tiles
48) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Noticeable at many windows.
Photo 48-1 Photo 48-2
Photo 48-3 Photo 48-4
Photo 48-5
49) Stains were found in one or more wall or ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Noticeable at many areas.
Photo 49-1 Photo 49-2
Photo 49-3
This report is the exclusive property of Allegiance Home Inspection, LLC and the client(s) listed in the report title. Use of this report by any unauthorized person is prohibited. The photographs herein are examples of the described defects and are not intended to show each and every defect location, only to aid in the understanding of descriptions.
