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(206) 898-9000
FAX: (360) 824-6940
Inspector: Jim Gallant
Washington State Home Inspector Cert/Lic #313
InterNACHI Member #NACHI04012337



Client(s):  Valued Client
Property address:  Anytown, USA
Inspection date:  Saturday, February 18, 2012

This report published on Friday, June 29, 2018 9:14:46 AM PDT

Important: This summary page is not the complete report. Clients should refer to the complete report for evaluating the subject property.

Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeMajor defectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeCommentFor your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

General Information
1 - Evidence of rodent infestation was found in the form of feces and bait boxes in the crawl space. Recommend consulting 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. Recommend following guidelines in these Center for Disease Control articles:

3 - Fungal rot was found in decking boards and trim at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected, and a qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced.

4 Conducive conditions - Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit:

Exterior / Foundation
6 Conducive conditions - This property was clad with composition wood-fiber siding. Various manufacturers (e.g. Louisiana Pacific, Weyerhaeuser and Masonite) have produced this type of siding, which is made from oriented strand board (OSB) or "hardboard." It is prone to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking, buckling, wafer pops, delamination and fungal growth.

Some areas of siding on this structure showed symptoms described above and need replacement and/or maintenance. Some manufacturers (e.g. Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with Permanizer Plus, a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The Permanizer Plus sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

Recommend that a qualified contractor evaluate and replace siding as necessary, and/or seal and repaint as necessary. Repairs should be made per the siding and/or sealant manufacturer's installation instructions, and per standard building practices.

For more information, visit:

7 Conducive conditions - Some areas of the exterior paint finish were incomplete and/or substandard (e.g. primed only, too few coats). Siding and trim are more subject to damage from moisture with a failing finish. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person prep if necessary (e.g. clean, scrape, sand, prime, caulk) and apply paint where necessary. Any repairs needed to the siding or trim should be made prior to repainting.

Crawl space
8 - 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.

9 Conducive conditions - One or more crawl space vents were blocked by debris. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Materials or items blocking vents should be removed as necessary.

Roof Surface and Drainage System
10 Conducive conditions - Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are more likely to accumulate in gutters and on the roof surface. 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. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Vegetation should be pruned so as to not be in contact with the roof, and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.

Attic, Roof Structure
11 Conducive conditions - One or more sections of the roof structure appeared to have substandard ventilation (ridge vent was too narrow). 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.

12 - The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).

Garage / Carport
15 - The door between the garage and the house has been modified with a pet door. Normally such doors are constructed with fire-resistant materials or in such a way as to prevent fire and fumes from spreading to interior living spaces. The fire resistance of this door appears to have been compromised.

Also this door had a door stop and a self closer that allowed the door to be propped open installed on it. Normally, such doors are required to prevent fire and fumes from spreading to interior living spaces. Such modifications compromise the door's ability to perform as intended.

Recommend that a qualified person replace the door with a fire-resistant door per standard building practices, or repair the door. Also recommend that unapproved hardware be removed if the door isn't replaced.

16 - No photo-electric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install "photo eye" sensors where missing for improved safety. For more information on garage door safety issues, visit:

17 - One or more garage vehicle doors had an automatic opener installed, and the manual lock mechanism on the door hadn't been permanently disabled. The automatic opener can get damaged, or injury can occur if the automatic door opener is operated with the manual lock engaged. A qualified person should disable or remove the lock mechanism per standard building practices. For more information on garage door safety issues, visit:

18 - The wall-mounted control for one or more automatic garage vehicle door openers was less than 5 feet off the floor, or within reach of children. This is a safety hazard. Children should not be able to operate automatic garage vehicle door openers. A qualified person should relocate controls for door openers so they are at least 5 feet above floors and/or out of reach of children. For more information on garage door safety issues, visit:

19 - One or more garage vehicle doors weren't balanced. The door(s) wouldn't stay in place when opened half-way, and fell to the ground instead. This is a potential safety hazard since the door(s) can fall when open and cause injury. A qualified contractor should repair as necessary. For more information on garage door safety issues, visit:

20 - One or more screws used to secure the cover to panel #A were in contact with conductors at some point and appeared to have caused a short circuit. Scorch marks were visible and the wiring insulation was damaged. A qualified electrician should evaluate and repair as necessary.

21 - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

22 - One or more exterior electric receptacles were being used for appliances or systems that are constantly in use, and were not equipped with a "while in use" receptacle covers for wet locations[/url]. This is a safety hazard due to the risk of shock and fire. "While in use" covers should be installed where necessary. For more information, visit:

23 - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:

24 - Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit:

25 - This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions (normally 1 per living level). For more information, visit:

Plumbing / Fuel Systems
26 - One or more water supply pipes in the crawl space were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.

27 - The inspector did not determine the location of the main water shut-off valve. The client should consult with the property owner to determine if a shut-off valve exists, find it themselves, or hire a qualified plumber if necessary to find it. If no shut-off valve is found for the structure, then recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts.

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

29 - The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater does fail. 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.

32 - No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.

Bathrooms / Laundry / Sinks
33 - The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information on dryer safety issues, visit:

34 Conducive conditions - Vinyl floor tiles was installed in the bathroom at location B. Spilled water may penetrate seams and damage the subfloor. Recommend that a qualified contractor install continuous waterproof flooring in wet areas such as bathrooms.

35 - Caulk was installed all the way around the base of the toilet at location B. Normally caulk is applied only 3/4 of the way around the toilet base for sanitary purposes and to prevent water intrusion. The back is normally left uncaulked so water can escape if a leak ever occurs. If the entire base is caulked and a leak develops in the seal at the base of the toilet, then water will leak down undetected into the floor and areas below. Recommend that caulk be removed from the back side of the toilet base(s) per standard building practices.

Interior, doors, windows
36 - Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water may damage the the subfloor. Recommend that a qualified contractor repair as necessary.