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Allegiance Home Inspection LLC.

http://www.allegiancehomeinspection.net
Info@Allegiancehomeinspection.net
3377 Bethel Rd SE Ste. 107 
Port Orchard, WA 98366 
Inspector: David White and Kyle Brose
WSDA Lic#88853, Struct. #1247
Office : (360) 900-9811

Property Inspection Report

Client(s):  Happy Client
Property address:  7154 Sunshine CT NE
Dream Town WA 98333
ICN# 10462BA017
Inspection date:  Thursday, August 9, 2018

This report published on Thursday, August 9, 2018 4:44:52 PM PDT

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.

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:
Concern typeSafetyPoses a safety hazard
Concern typeCorrect/ReplaceRecommend correcting or replacing
Concern typeCorrect/MaintainRecommend correction and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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

Table of Contents

General Information
Grounds
Exterior and Foundation
Roof
Garage
Electric
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Attic and Roof Structure
Plumbing / Fuel Systems
Fireplaces, Stoves, Chimneys and Flues
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Crawl Space

View summary


General Information
Table of contents

For the ease of understanding this report, the front of the home faces: West
Time started: 10:15 am
Time finished: 12:30 pm
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Recent weather: Dry (no rain)
Age of main building: 1975
Source for main building age: Municipal records or property listing
Occupied: No

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. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. 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, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

2) Microbial growths were found at one or more locations. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
If concerned about potential mold we recommend having an indoor air quality test and/or swab test performed.

Noticeable at the front corner of the garage and in the crawl space below the bathroom area.
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3) It is recommended that homeowner or qualified person spray a pest control product such as Ortho/Raid bug killer around the exterior perimeter of their home 3 times per year. The best time for application is the first warm week of Spring, Summer and Fall.

4) Wood Destroying Organisms: This report includes a structural pest inspection embedded within the report. All observations in this report that note being a conducive condition are a part of a Washington State Pest Inspection. Allegiance Home Inspection LLC, employs Kyle Brose, Richard Waldron and Travis Johnson, Licensed Structural Pest Inspectors #88853, #96009 and #96010. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Allegiance Home Inspection LLC recommends conducting an indoor air quality test and possibly consulting with an industrial hygienist if concerned with mold. Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO) REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING IS AVAILABLE UPON REQUEST, for the agreed upon fee.

5) Wood Destroying Organisms: This report includes a structural pest inspection embedded within the report. All observations in this report that note being a conducive condition are a part of a Washington State Pest Inspection. Allegiance Home Inspection LLC, employs Kyle Brose, Richard Waldron, Travis Johnson and David White, Licensed Structural Pest Inspectors #88853, #96009 and #96010. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Allegiance Home Inspection LLC recommends conducting an indoor air quality test and possibly consulting with an industrial hygienist if concerned with mold. Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO) REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING IS AVAILABLE UPON REQUEST, for the agreed upon fee.

Grounds
Table of contents

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 3 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: Wood
Retaining wall material: Wood
Site profile: Minor slope
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Deck, porch and/or balcony material: Concrete

6) The risers for stairs at one or more locations varied in height and pose a potential fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, this is something to be aware of, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
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7) Significant rot, deterioration, leaning and/or bowing were found in one or more wood retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary.
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8) The grading sloped down towards perimeters of the home. This can result in water accumulating around the foundation or underneath the home. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings. Where this is not feasible consider alternative methods.

9) Minor 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.

10) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have corrections made, primarily for cosmetic reasons.

Exterior and Foundation
Table of contents

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.
Wall inspection method: Viewed from ground
Apparent wall structure: Wood frame
Wall covering: Wood fiber, Wood trim
Apparent foundation type: Crawl space, Concrete garage slab
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

11) Some sections of siding and/or trim were deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.

Such as below the front middle window, at the back middle and at the lower back edges.
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12) Untreated wood siding and/or trim was in contact with concrete or masonry at the exterior. Moisture collected between the two materials or wicking up into the wood is a conducive condition for wood-destroying organisms. Wood siding or trim is recommended be installed with a minimum clearance of 1-2 inches between it and concrete or masonry below it at building exteriors. Monitor these areas for rot or deterioration in the future and repair if needed. Recommend that a qualified person repair per standard building practices. For example, by trimming siding or trim as needed.

Noticeable at the front entryway, garage trim and back patio.
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13) Soil was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. If not possible, then recommend replacing untreated wood with pressure-treated wood. Installation of borate-based products such as Impel rods can also reduce the likelihood of rot or infestation if soil cannot be removed. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
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14) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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15) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects, can retain moisture against the exterior and can make monitoring the exterior difficult. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. Being able to walk between the building is better.
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16) Caulk was deteriorated in some areas. For example, at siding-trim junctions and/or at wall penetrations. 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. For more information, visit:
http://www.reporthost.com/?CAULK
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17) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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Roof
Table of contents

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
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Apparent number of layers of roof surface material: One
Gutter and downspout material: Metal
Gutter and downspout installation: Full

18) One or more chimneys were wider than 2 feet and no cricket was installed above. A cricket is a peaked saddle behind the chimney that diverts water around the sides of the chimney. Without a cricket, debris such as leaves, needles or moss is likely to accumulate above the chimney, and can cause leaks. At a minimum, monitor this area and its flashings for accumulated debris, and clean debris as necessary. Recommend that a qualified contractor install a cricket per standard building practices.
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19) Fungal rot or significant water damage was found at one or more roof areas at barge boards. Recommend that a qualified contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.

Such as at the back left barge board.
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20) Structural or trim wood such as rafters or fascia boards were in contact with or too close to roof surfaces below. This is a conducive condition for wood-destroying organisms. There should be a gap of 1 1/2 to 2 inches between a roof surface and structural or trim wood above. The gap is meant to prevent water from wicking up into the bottom edge of the wood and causing fugal rot, or damaging the wood. There may also be inadequate space for additional layers of roofing materials in the future. Recommend that a qualified contractor repair per standard building practices. For example, by trimming the wood.
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21) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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22) One or more roofing nails weren't fully seated and shingles were lifting or nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and 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.

Primarily noticeable along the ridge shingles.
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23) Gaps were found in or around roof soffits and can allow birds or vermin to enter the attic. Recommend that a qualified person repair as necessary to eliminate gaps.
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24) Composition shingles were loose or “delaminated”, meaning the adhesive, self-sealing strips weren't sealed. Self-sealing strips secure the lower edge of shingles and reduce vulnerability to wind damage. Strips may not be sealed because the sealant has failed or because the sealant never activated and cured after the original installation. Recommend that a qualified contractor correct as necessary. For example, by hand sealing shingles with an approved sealant.

Primarily noticeable at the valleys.
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25) No "drip edge" flashing was visible at roof eaves (lower edges) or rakes (gable end edges). Drip edge helps prevent water from soaking into the edges of the roof sheathing material (typically plywood or oriented strand board). This reduces the chance of fungal rot or deterioration from water damage in the roof sheathing. Recommend that a qualified contractor install drip edge flashings where missing and per standard building practices.
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26) Minor amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
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27) A minor amount of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
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28) These images are general pictures of the homes roof covering.
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Garage
Table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Garage
Type of door between garage and house: Metal, With visible fire-resistance rating
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes

29) One or more gaps were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
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30) The water heater and/or laundry appliances in the garage was installed so flames and/or sources of spark were less than 18 inches above the floor. This is a potential fire or explosion hazard. Such appliances should be installed so that open flames or sources of spark are located at least 18 inches above the floor. This minimizes the chance of explosion or fire from fuel vapors from vehicles or storage containers. A qualified person should repair per standard building practices. For example, by installing a platform if none exists or by repairing the existing platform if one does.

31) The self-closing device on the door between the garage and the house didn't close and latch the door. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person repair as necessary.
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32) Weatherstripping around or at the base of the door between the garage and the house was deteriorated. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person replace or install weatherstripping as necessary.
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33) Paper facing on batt insulation in the garage was exposed. The paper facing is flammable and poses a safety hazard due to the risk of fire. Drywall is normally installed over this flammable facing. A qualified person should install a wall covering such as fire-resistant drywall over the paper facing per the manufacturer's instructions and per standard building practices. Otherwise the paper facing or insulation should be removed.
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34) The garage door hardware was noisy. It was otherwise operable but it may be in need of routine servicing by a qualified contractor. For example having the rollers lubricated. If nothing else the client should be aware of this as it could be a nuisance.

Electric
Table of contents

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. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices 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. Any repairs recommended should be made by a licensed electrician.
Primary service type: Underground
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): Not applicable, no single main disconnect
Location of main service panel #A: Garage
Location of main disconnect: Top bank of breakers in main service panel (split bus)
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes
Carbon monoxide alarms installed: Yes
Grounding: Ground rod

35) Electric panel(s) were manufactured by the Zinsco - Sylvania company. These panels and their circuit breakers have a history of problems including bus bars made from aluminum that oxidize and corrode, breakers that don't trip under normal overload conditions, and breakers that appear to be tripped when they're not. This is a potential safety hazard. Recommend that a qualified electrician carefully evaluate all Zinsco - Sylvania brand panels and components and make corrections as necessary. Consider replacing Zinsco - Sylvania panels with modern panels that offer more flexibility for new, safer protective technologies like arc fault circuit interrupters (AFCls). For more information, visit:
http://www.reporthost.com/?ZINSCO1
http://www.reporthost.com/?ZINSCO2

36) Electric receptacles (outlets) at the kitchen, bathroom(s) and/or garage had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a potential safety hazard. Recommend that a qualified electrician evaluate and install GFCI protection as necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI

Such as at the half bathroom and kitchen island.
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37) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. Recommend that a qualified person install or replace cover plates where necessary.

Such as at the garage.
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38) One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. Recommend that a qualified electrician repair as necessary.

Such as at te half bathroom.
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39) Screws that attach the cover or dead front to panel(s) were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.

40) A "split bus" panel was installed as a main service panel. On such panels there is no single main disconnect switch to turn the power off. Instead, all breakers labeled "main" or "sub-main" (usually those on the upper half of the panel) must be turned off to turn all power off. These panels are common, but are no longer the standard. Recommend the client familiarize themselves with the operation of this panel and the procedure for turning all the power off in the event of an emergency. Consult with an electrician if necessary. Please see any other comments in this report related to the panel's legend.

https://m.youtube.com/watch?v=GcB38R5Un7A

41) These images are general pictures of the homes electrical system.
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Water Heater
Table of contents

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
Estimated age: 1999
Capacity (in gallons): 66
Temperature-pressure relief valve installed: Yes
Manufacturer: A.O. Smith
Location of water heater: Garage
Hot water temperature tested: Yes

42) The water heater's earthquake straps or struts were substandard. For example, they may allow significant movement or use substandard fasteners. 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 repair or replace existing earthquake reinforcement 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.

43) One or more sections of the temperature-pressure relief valve drain line were sloped upwards. This is a potential safety hazard. Water and/or minerals can accumulate in the drain line after periodic discharges and impair the operation of the valve. Also, mineral deposits from accumulated water can accumulate on the valve and impair its operation. A qualified plumber should repair per standard building practices, and so the drain line doesn't slope upwards. For more information, visit:
http://www.reporthost.com/?TPRVALVE
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44) One or more bonding or grounding clamp(s) attached to copper water-supply pipes appeared to be made of steel. When these electrically energized dissimilar metals are in contact with each other, corrosion can occur on the water-supply pipes and result in leaks. Recommend that a qualified person replace steel clamps on copper pipes as necessary, with clamps made of brass, bronze or copper.
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45) The water heater was installed in an unheated space on a concrete floor and was not resting on an insulated pad. The bottom of the casing is more likely to rust, and energy efficiency may be reduced. Recommend installing an insulated pad under the water heater.

46) Significant corrosion or rust was found on the water heater tank casing. This is an indication that the water heater is near or at the end of its service life. At a minimum, monitor this water heater and budget for a replacement in the near future. Consider replacing the water heater now before any leaks occur. Significant flooding can occur if the water heater does fail.
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47) The estimated, average useful life for most water heaters is 8-12 years for gas and 10-15 years for electric. Recommend budgeting for an increase of service calls and replacement in the future, or considering replacement now. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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Heating, Ventilation and Air Condition (HVAC)
Table of contents

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. 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
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 12-28-17
Source for last service date of primary heat source: Label
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 2008
Forced air heating system manufacturer: American Standard
Location of forced air furnace: Closet
Location for forced air filter(s): At base of air handler

48) One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

Noticeable at several areas in the attic.
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49) The gas or oil-fired forced air furnace appeared to have been serviced within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit:
http://www.reporthost.com/?ANFURINSP
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50) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
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Kitchen
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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.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Microwave oven
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop

51) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB
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52) An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles at the front of the hood not being installed, or a problem with the duct. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
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53) Some cabinet door handles or drawer pulls were missing. Where operation is difficult, recommend installing handles and/or pulls.

Such as above the microwave.

54) The refrigerator ice maker was in the "off" position. The inspector was unable to evaluate this component.

Attic and Roof Structure
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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: Partially traversed
Location of attic access point #A: Garage
Location of attic access point #B: Mud room
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Cellulose loose fill
Roof ventilation type: Box vents (roof jacks), Open soffit vents

55) One or more sections of the roof structure appeared to have substandard ventilation, vents appeared to be obstructed behind the screens. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly 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 gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
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56) The ceiling insulation installed in the attic appeared to have an R rating that's significantly less than current standards (R-49). Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.

The insulation was also missing in many areas.
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57) The exhaust ducts (e.g. bathroom exhaust, clothes dryer) in an unconditioned space were not insulated. This can result in moisture forming inside the duct or "sweating" on the outside of the duct depending on the surrounding air temperature and the exhaust air temperature. Recommend that a qualified person install insulation on exhaust ducts per standard building practices (typically R-4 rating), or replace uninsulated ducts with insulated ducts.

58) The roof structure had three types of ventilation openings; soffit, gable end, and ridge vents. Standard building practices call for venting to be installed at the lowest and highest points of a roof structure, with equal amounts of venting divided between them. This promotes airflow, drawing cool air in from below and exhausting warm and potentially moist air out through the top. Usually this is done with soffit vents, plus ridge OR gable end vents. When both ridge and gable end vents are installed, then cool air can be drawn in from the gable end vents instead of the soffit vents, leaving stagnant air at the lower sections of the attic or roof structure. Moisture from condensation can accumulate where the stagnant air is, and can be a conducive condition for wood-destroying organisms. Temperatures can also be elevated where the stagnant air is, and result in reduced life of roof surface materials and/or increased cooling costs. Consult with a qualified contractor who has a good understanding of roof ventilation systems, and that repairs be made per standard building practices. In some cases, the gable end vents simply need to be blocked off.

59) Some attic areas and roof structures were inaccessible due to ducts or pipes blocking. These areas were not evaluated and are excluded from the inspection.

Such as at the left section of attic.

60) These images are general pictures of the homes attic space.
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Plumbing / Fuel Systems
Table of contents

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. Any comments made regarding these items are as a courtesy only. 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.
Water service: Public
Water pressure (psi): 70
Location of main water meter: By street
Location of main water shut-off: Garage
Service pipe material: Copper
Supply pipe material: Copper
Drain pipe material: Plastic
Waste pipe material: Plastic
Vent pipe material: Plastic
Location of main fuel shut-off valve: At gas meter

61) Insulation for one or more water supply pipes in the crawl space was missing. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
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62) One or more hose bibs (outside faucets) were not the "frost-free" design, and are more likely to freeze during cold weather than frost-free hose bibs. Recommend that a qualified plumber upgrade these with frost-free hose bibs to prevent freezing, pipes bursting, flooding and possible water damage.

63) Steel piping for the gas service located outside were slightly corroded. I recommend having a qualified person prep and paint lines as necessary with a rust-preventative paint. Very corroded pipes should be replaced by a qualified contractor.
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64) One or more hose bibs (outside faucets) weren't anchored securely to the structure's exterior. Water supply pipes can be stressed when hose bibs are turned on and off and when hoses are pulled. Leaks may occur as a result. Recommend that a qualified person install fasteners per standard building practices.
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65) Waste lines from the home to the sewer at not visible and are not part of a typical home inspection. We recommend that a qualified plumber 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 and publicly owned lateral lines. Such repairs can be expensive.

66) These images are general pictures of the homes plumbing components.
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Photo 66-1 Main fuel shut off valve
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Photo 66-3 Main water shut off valve

Fireplaces, Stoves, Chimneys and Flues
Table of contents

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.
Gas fireplace or stove type: Metal pre-fab fireplace
Wood-burning chimney type: Masonry

67) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine servicing needs.
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68) The masonry chimney was moderately deteriorated. For example, loose or missing mortar, cracked, broken, loose or spalled bricks. Loose masonry can pose a safety hazard, and deteriorated masonry can allow water to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary.
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69) One or more ash clean-out doors were loose. Recommend that a qualified person repair or replace as necessary.
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Bathrooms, Laundry and Sinks
Table of contents

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: No
240 volt receptacle for laundry equipment present: Yes

70) The toilet was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

Noticeable at both bathrooms.

71) The sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.

Such as at the half bathroom.

72) One or more sinks did not have an over flow drain. We recommend carefully monitoring these sinks when filling.

Such as at the half bathroom.
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Interior, Doors and Windows
Table of contents

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; 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: Vinyl, Multi-pane

73) The risers for stairs at one or more locations varied in height and pose a potential fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, this is something to be aware of, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.

74) A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door. This a potential safety hazard. Recommend that a qualified contractor correct per standard building practices.

75) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs especially with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
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76) Lock mechanisms on one or more windows were difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.

Such as at the front left bedroom.

Crawl Space
Table of contents

Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Location of crawl space access point #A: Garage
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Insulation material underneath floor above: None visible
Ventilation type: with vents

77) Evidence of prior moisture intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues 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, gravity drains and/or sump pump(s) in the crawl space.
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78) Fungal rot was found at one or more sections of floor sheathing. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

Noticeable in sheathing below the bathroom.
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79) Staining was found in one or more sections of floor sheathing. This may indicate past leaks. The stains were dry during the inspection. I recommend continuing to monitor and have a qualified contractor repair as necessary.
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80) Evidence of rodent activity was found in the form of feces in the crawl space. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Continue to have these areas monitored in the future.

81) Ventilation for the crawl space was substandard. There were too few vents. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.

82) One or more joists were notched or had holes cut in them in such a way as to significantly weaken the joist(s). General guidelines for modifying joists made of dimensional lumber include these restrictions:
  • Notches at ends should not exceed 1/4 of the joist's depth.
  • Other notches should not exceed 1/6 of the joist's depth.
  • Notches should not be cut in the middle 1/3 of the joist's span.
  • Notches should not be longer than 1/3 of the joist's depth.
  • Holes must be 2 inches or more from the joist's edge.
  • The maximum hole diameter is 1/3 of the depth of the joist.
Recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices.

Noticed below the bath tub.
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83) No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.

84) The vapor barrier in some areas of the crawl space was loose or askew. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.

85) One or more wooden support posts were resting on a concrete footing, pier or slab below and were in direct contact with the concrete. This can result in elevated levels of moisture in the wooden support post ends and is a conducive condition for wood-destroying organisms. Impervious membranes such as composition shingle scraps should be placed between posts and the concrete, or metal brackets should support the post bases. Even if posts are made of treated wood, the cut ends may not have been field-treated, leaving little or no preservative at the post center. Recommend that a qualified contractor repair per standard building practices. For example, by installing composition shingle scraps between the posts and the concrete below. Note that this may be a significant effort due to the need to lift the support posts.

Such as around the perimeter of the crawl space.

86) The plastic vapor barrier over the soil is clear plastic rather than black. A vapor barrier is normally installed to prevent water from evaporating from the soil below up into the structure. An opaque, black plastic should be used rather than clear to prevent mushroom growth and to prevent vegetation growth near sources of light such as vents. Recommend that a qualified person replace the clear plastic vapor barrier with an opaque, black one, and per standard building practices (e.g. seams overlapped to 24 inches, not in contact with any wood structural components, held in place with bricks or stones).

87) Significant gaps were found where pipes were routed through the foundation wall. Water, soil and/or vermin may enter the crawl space. Recommend that a qualified person make permanent repairs as necessary to seal these gaps.
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88) These images are general pictures of the homes crawl space.
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